39b, Independent Place, London, E8 2HE
About 39b
39b is a mid-terrace house in London (E8 2HE). It has a recorded floor area of 101 m² (around 1087 sq ft), construction records dating it to 1900-1929 and council tax band F. At 101 m² this is the 6th smallest of 9 units on EPC record in the building, where floor areas span 54–153 m². The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (61 versus a best of 79). The latest certificate (March 2018) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 81), a 2-band jump.
Most recent transfer: November 2019 at £620,000. Across the public record there are 4 sales, relatively high churn for a single property. At 101 m² it's 17% larger than the typical home in the postcode (86 m² median across 57 EPCs). Across 1997–2019, sale prices on this property compounded at 7.7% per year. Today's modelled estimate of £807,000 is 30.2% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£570/sq ft) was about 79.7% above the typical sold price in the postcode.
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Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
39b has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
39b has more than quadrupled in price since its earliest registered sale in 1997.
£807,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.7% per year over 22 years.
£620,000
Growth on file: 7.7% per year over 22 years.
Sales timeline
29 November 2019Most recent
£620,000
+76.6%over 10 years9 November 2009
£351,000
+106.5%over 10 years17 June 1999
£169,950
+45.9%over 1 year29 June 1997
£116,495
Median price across the last 5 sales in E8 2HE: £940,000 (2025–2022).
Nearby sales in E8 2HE
11 Independent Place, Hackney, London, E8 2HE
Sold Oct 2025
£1,000,00043a, Independent Place, London, E8 2HE
Sold Mar 2025
£585,00063 Independent Place, Hackney, London, E8 2HE
Sold Sept 2024
£940,00015 Independent Place, Hackney, London, E8 2HE
Sold Jan 2024
£800,00053 Independent Place, Hackney, London, E8 2HE
Sold Aug 2022
£940,000
Everything we know about 39b, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Independent Place homes
EPC Rating for 39b lags the street by a wide margin.
Price per m²
£6,139
Street avg £6,222
Floor Area
101 m²
Street avg 100 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
4.4 t/year
Street avg 3.5 t/year
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
10/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
The Petchey Academy — bus stop.
Closest school
0.1 km
The Excelsior Academy. 97 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
54.8dB
Night-time· 23:00 – 07:00
44.1dB