1 Pendulum Mews, Birkbeck Road, Hackney, London, E8 2LU

1 Pendulum Mews is a one-bedroom mid-terrace house in Hackney, London, London (E8 2LU). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 1930-1949 and council tax band C. At 60 m² this is the largest unit on EPC record across the building (49–60 m²). The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (50 versus a best of 76). The latest certificate (October 2018) shows an E (score 50), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 72), a 2-band jump.

Held since September 2003 — that's 23 years off the open market, well above the local norm. At 60 m² it's 17.6% larger than the typical home in the postcode (51 m² median across 4 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 1 bedrooms is on the smaller side for this postcode, where 3 is the typical count. Across 1995–2003, sale prices on this property compounded at 12.7% per year. Today's modelled estimate of £447,000 sits 148.3% above the 2003 sale of £180,000. On a £-per-square-foot basis, the last sale (£279/sq ft) was about 15.2% above the typical sold price in the postcode. One planning record on file: an extension approved in 2019. Past consents include an extension and an annexe, meaningful when judging how the property has evolved.