12a, Abersham Road, Hackney, London, E8 2LN
About 12a
12a is a mid-terrace house in Hackney, London, London (E8 2LN). It has a recorded floor area of 91 m² (around 980 sq ft) and construction records dating it to 1930-1949. The latest certificate (March 2013) shows a D (score 60), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 81), a 2-band jump. The latest certificate is from March 2013, so improvements made since then won't be reflected.
At 91 m² it's 28.2% larger than the typical home in the postcode (71 m² median across 25 EPCs). 3 planning records sit against the property, 0 approved, 1 refused.
Know exactly what you're buying at 12a
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
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 Expired
This certificate is over 10 years old and is no longer valid.Expired 30 Mar 2023
EPC Rating
Planning history
A new windows application was refused at 12a in 2022.
- Aug 2022RenovationFullIn report
Replacement of existing timber windows with uPVC windows.
New Windows- Documents
- 19 docs on file
- Reference
- 2022/0559
- Dec 2020Tree WorksTreesIn report
Lime in rear garden. Routine maintenance: re-pollard, i.e. reduce back to previous reduction points
- Documents
- 2 docs on file
- Reference
- 2020/4134
We flagged 1 thing worth checking at 12a
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- A planning decision worth checking
30-day money-back guarantee
Sales history & valuation
12a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£793,000
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 2LN: £820,000 (2023–2019).
Nearby sales in E8 2LN
10b, Abersham Road, Hackney, London, E8 2LN
Sold Apr 2023
£307,0005 Abersham Road, Hackney, London, E8 2LN
Sold Aug 2022
£955,00013 Abersham Road, Hackney, London, E8 2LN
Sold Mar 2022
£820,000Flat 2, 2 Abersham Road, London, E8 2LN
Sold Oct 2021
£312,0008 Abersham Road, Hackney, London, E8 2LN
Sold Nov 2019
£1,165,000
Everything we know about 12a, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- A planning decision worth checking
Versus other Abersham Road homes
12a is notably below the street on epc rating.
EPC Rating
60 (D)
Street avg 64 (D)
Floor Area
91 m²
Street avg 64 m²
CO₂ Emissions
4.3 t/year
Street avg 2.8 t/year
Habitable Rooms
5 rooms
Street avg 3 rooms
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1 Independent Place, Hackney
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1 Chester Crescent, Hackney
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1 Beeston Close, Hackney
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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
0.2 km
The Petchey Academy — bus stop.
Closest school
0.2 km
The Excelsior Academy. 98 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
55.6dB
Night-time· 23:00 – 07:00
45.9dB