50a, Independent Place, London, E8 2HE
About 50a
50a is a detached house in London (E8 2HE). It has a recorded floor area of 69 m² (around 737 sq ft), construction records dating it to before 1900 and council tax band E. At 69 m² this is the 3rd 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. The latest certificate (November 2008) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 69). The latest certificate is from November 2008, so improvements made since then won't be reflected.
It hasn't traded since October 2000, a hold of 26 years that's notably long for the area. Across 1997–2000, sale prices on this property compounded at 20.2% per year. Today's modelled estimate of £606,000 sits 251.3% above the 2000 sale of £172,500. On a £-per-square-foot basis, the last sale (£234/sq ft) was about 27.8% below the postcode norm. At 69 m² it's 21.3% smaller than the typical home in the postcode (87 m² median across 57 EPCs).
Know exactly what you're buying at 50a
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
50a'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This certificate is over 10 years old and is no longer valid.Expired 18 Nov 2018
EPC Rating
Planning history
50a has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
50a's modelled value sits at over four times its earliest registered sale price (1997).
£606,000
Modelled from EPC, postcode comparables and a sale-price growth of 20.2% per year over 3 years.
£172,500
Growth on file: 20.2% per year over 3 years.
Sales timeline
5 October 2000Most recent
£172,500
+82.5%over 3 years26 June 1997
£94,495
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 50a, 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
Floor Area for 50a lags the street by a wide margin.
Price per m²
£2,518
Street avg £6,395
Floor Area
69 m²
Street avg 102 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
3.6 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