40b, Independent Place, London, E8 2HE
About 40b
40b is a mid-terrace house in London (E8 2HE). It has a recorded floor area of 112 m² (around 1206 sq ft), construction records dating it to 1996-2002 and council tax band E. At 112 m² this is the 8th 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 top. The latest certificate (November 2024) shows a C (score 79), near the top of the C band. The rating has held steady at C across 2 certificates since June 2014. Between certificates, lighting went from Average to Very Good. The recommended improvements would push it to B (score 81).
At 112 m² it's 29.7% larger than the typical home in the postcode (86 m² median across 57 EPCs). Across 1997–2014, sale prices on this property compounded at 11.5% per year. Today's modelled estimate of £896,000 is 14.7% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£648/sq ft) was about 100.7% above the typical sold price in the postcode. Last sold in November 2014, so it's been off the market for around 12 years.
Know exactly what you're buying at 40b
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
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Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
40b has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
40b has more than quadrupled in price since its earliest registered sale in 1997.
£896,000
Modelled from EPC, postcode comparables and a sale-price growth of 11.5% per year over 17 years.
£781,000
Growth on file: 11.5% per year over 17 years.
Sales timeline
3 November 2014Most recent
£781,000
+181.4%over 10 years1 April 2004
£277,500
+132.3%over 6 years28 August 1997
£119,445
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 40b, 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
On epc rating, 40b stands well clear of the street.
Price per m²
£6,973
Street avg £6,182
Floor Area
112 m²
Street avg 100 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
2.3 t/year
Street avg 3.6 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