What kind of home is 42a, Independent Place, E8 2HE?

42a, Independent Place, E8 2HE is a semi-detached house.

What did 42a, Independent Place, E8 2HE sell for?

42a, Independent Place, E8 2HE last sold for £345,000 in July 2007, around 19 years ago. Before that, it sold for £108,995 in August 1997, so prices have been rising over 10 years on record. Source: HM Land Registry.

Has 42a, Independent Place, E8 2HE appreciated in value?

Across 2 sales between August 1997 and July 2007, 42a, Independent Place, E8 2HE rose from £108,995 to £345,000, a change of £236,005. That works out to roughly +12.3% per year compounded over 10 years. Source: HM Land Registry.

What energy rating does 42a, Independent Place, E8 2HE have?

The current EPC rating for 42a, Independent Place, E8 2HE is C with a score of 75 out of 100, lodged in March 2015. Source: EPC Register.

How big is 42a, Independent Place, E8 2HE?

42a, Independent Place, E8 2HE has a recorded floor area of 91 m² (980 sq ft). Source: EPC Register.

What heating system does 42a, Independent Place, E8 2HE use?

The latest EPC at 42a, Independent Place, E8 2HE records mains gas as the main heating fuel. Source: EPC Register.

What is the council tax band for 42a, Independent Place, E8 2HE?

42a, Independent Place, E8 2HE is in council tax band E.

Which area is 42a, Independent Place, E8 2HE in?

42a, Independent Place, E8 2HE sits in London. It falls within the E8 postcode district in Greater London Authority.

Is 42a, Independent Place, E8 2HE in a safe area?

Police records around 42a, Independent Place, E8 2HE show an average of 10 reported crimes per month over the last 14 months. Violent crime makes up roughly 29% of reports, the most common category. The overall trend is rising (400% versus the prior period). Source: Police UK.

What schools are near 42a, Independent Place, E8 2HE?

The closest primary school to 42a, Independent Place, E8 2HE is Halley House School (97m), one of 74 primaries within walking distance. The closest secondary is The Excelsior Academy (52m), with 23 secondaries in the surrounding area.

What is the nearest station to 42a, Independent Place, E8 2HE?

The closest bus stop to 42a, Independent Place, E8 2HE is The Petchey Academy, 99m away. The nearest rail option is Dalston Kingsland Station, 501m away.

Calculators

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42a, Independent Place, London, E8 2HE

Property type

Semi-detached

Floor 1st

Habitable rooms

From EPC

Floor area

91 m²

980 sq ft

Energy rating

Score 75

Council tax

Band E

Tenure

Private Rental

Overview

About 42a

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

42a is a semi-detached house in London (E8 2HE). It has a recorded floor area of 91 m² (around 980 sq ft), construction records dating it to 1991-1995 and council tax band E. At 91 m² this is the 5th 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 (March 2015) shows a C (score 75), near the top of the C band. The latest certificate is from March 2015, so improvements made since then won't be reflected.

Held since July 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 1997–2007, sale prices on this property compounded at 12.3% per year. Today's modelled estimate of £629,000 sits 82.3% above the 2007 sale of £345,000.

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Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

42a's EPC is over a decade old — improvements since won't be reflected.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 23 Mar 2025

EPC Rating

C75

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Poor

CO2 Emissions

2.2 t/year

Occupancy

Rented

Planning

Planning history

Applications and permits filed against 42a, Independent Place, London, E8 2HE, sourced from the PlanIt planning register.

42a has no planning applications on record.

Notable planning nearby

1applications of note in the surrounding area

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Sale price has grown by over 3x since 1997.

Current estimate

£629,000

Modelled from EPC, postcode comparables and a sale-price growth of 12.3% per year over 10 years.

See how we calculated this

Last sold (2007)

£345,000

Growth on file: 12.3% per year over 10 years.

Sales timeline

29 July 2007Most recent
£345,000
+216.5%over 9 years
28 August 1997
£108,995

Median price across the last 5 sales in E8 2HE: £940,000 (2025–2022).

Nearby sales in E8 2HE

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What it's really worth, what could be wrong, and the planning, sales and area data in full.

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On the street

Versus other Independent Place homes

Four headline reads against 23 similar flats on this street, drawn from the latest EPC and Land Registry data.

42a outperforms the street on co₂ emissions by a wide margin.

Price per m²

£3,791

Street avg £6,334

Below

Floor Area

91 m²

Street avg 101 m²

Below

Habitable Rooms

3 rooms

Street avg 4 rooms

Below

CO₂ Emissions

2.2 t/year

Street avg 3.6 t/year

Strongly above

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£628k

1 Chow Square, Hackney

E8 2DD

£685k

1 Beeston Close, Hackney

E8 2HG

£563k

1 Cecilia Road, Hackney

E8 2EP

2 bed1 bath

£707k

1 Chester Crescent, Hackney

E8 2PH

£557k

1 Rusbridge Close, Hackney

E8 2RR

3 bed

£753k

1 Independent Place, Hackney

E8 2HE

2 bed1 bath

£761k

1 Blundell Close, Hackney

E8 2RS

3 bed2 bath

£776k

1 Gateway Mews, Shacklewell Lane, Hackney

E8 2DF

Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the London district page.

Full London report

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around E8 2HE from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

54.8dB

Low

Night-time road noise heatmap for E8 2HE

Night-time· 23:00 – 07:00

44.1dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

Map

Everything within walking distance

Schools, transport stops and scenic spots near this property — 127 points of interest in total.

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 42a, Independent Place, London, E8 2HE. Each answer is also embedded as structured data for search engines.