9 10, Independent Place, Hackney, London, E8 2HE
About 9 10
9 10 is an end-of-terrace house in Hackney, London, London (E8 2HE). It has a recorded floor area of 175 m² (around 1884 sq ft), construction records dating it to 1991-1995 and council tax band C. The latest certificate (February 2024) shows a D (score 64), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since December 2011. Between certificates, window efficiency went from Poor to Average and lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Good to Very Poor. The recommended improvements would push it to C (score 75).
At 175 m² the property is well over the postcode median (86 m² across 57 EPCs), placing it in the larger end of the local stock. 5 planning records sit against the property, 3 approved, 2 refused. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved.
Know exactly what you're buying at 9 10
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Launch offer · save £5
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
Hot water system changed
Windows upgraded, improving insulation
More low energy lighting installed
Planning history
A recent planning application at 9 10 was refused — worth checking the council file.
- Apr 2024FullIn report
Installation of an air source heat pump at the rear of the property.
- Reference
- 2024/0913
- Aug 2014ConservatoryFullIn report
Alterations to the existing conservatory.
Extension- Documents
- 9 docs on file
- Reference
- 2014/1922
What's in 9 10, Independent Place, Hackney, London, E8 2HE's planning history?
3 more on this property, plus refusals, disputes and full decisions nearby, in the report.
Sales history & valuation
9 10 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£1,391,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
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 9 10, 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
9 10 outperforms the street on floor area by a wide margin.
EPC Rating
64 (D)
Street avg 65 (D)
Floor Area
175 m²
Street avg 89 m²
CO₂ Emissions
5.7 t/year
Street avg 3.6 t/year
Habitable Rooms
6 rooms
Street avg 4 rooms
Similar properties nearby
1 Alvington Crescent, Hackney
E8 2NN
1 Hermitage Row, Wayland Avenue, Hackney
E8 2HA
1 Cromer Terrace, Hackney
E8 2HL
1 Perch Street, Hackney
E8 2EG
1 Gateway Mews, Shacklewell Lane, Hackney
E8 2DF
1 Blundell Close, Hackney
E8 2RS
1 Independent Place, Hackney
E8 2HE
1 Chester Crescent, Hackney
E8 2PH
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