12 Blanchard Way, Hackney, London, E8 3AE
About 12 Blanchard Way
12 Blanchard Way is a two-bedroom end-of-terrace house in Hackney, London, London (E8 3AE). It has a recorded floor area of 71 m² (around 764 sq ft), construction records dating it to 1983-1990 and council tax band C. Tenure is freehold. At 71 m² this is the 2nd smallest of 8 units on EPC record in the building, where floor areas span 70–79 m². Other recorded features include a basement. The latest certificate (October 2013) shows a C (score 71). The latest certificate is from October 2013, so improvements made since then won't be reflected.
Across 2016–2021, sale prices on this property compounded at 2.9% per year. On a £-per-square-foot basis, the last sale (£746/sq ft) was about 137.6% above the typical sold price in the postcode. Most recent transfer: June 2021 at £570,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 12 Blanchard Way
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
What this property has
Inside
- Bedrooms2
- Bathrooms1
- Open-plan layoutYes
- BasementYes
Outside
- Private gardenfront
Building
- TenureFreehold
- RefurbishedYes
Energy performance
12 Blanchard Way'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This certificate is over 10 years old and is no longer valid.Expired 21 Oct 2023
EPC Rating
Planning history
12 Blanchard Way has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£620,000
Modelled from EPC, postcode comparables and a sale-price growth of 2.9% per year over 5 years.
£570,000
Growth on file: 2.9% per year over 5 years.
Sales timeline
21 June 2021Most recent
£570,000
+16.3%over 5 years10 March 2016
£490,000
Median price across the last 5 sales in E8 3AE: £490,000 (2025–2011).
Nearby sales in E8 3AE
8 Blanchard Way, Hackney, London, E8 3AE
Sold Mar 2025
£605,0001 Blanchard Way, Hackney, London, E8 3AE
Sold Dec 2021
£550,0005 Blanchard Way, Hackney, London, E8 3AE
Sold Nov 2015
£490,0002 Blanchard Way, Hackney, London, E8 3AE
Sold Sept 2013
£345,0003 Blanchard Way, Hackney, London, E8 3AE
Sold Dec 2006
£250,000
Everything we know about 12 Blanchard Way, 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 Blanchard Way homes
12 Blanchard Way is notably below the street on floor area.
Price per m²
£8,028
Street avg £6,296
Floor Area
71 m²
Street avg 76 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
2.3 t/year
Street avg 2.2 t/year
Similar properties nearby
1 Blanchard Way, Hackney
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1 Forest Grove, Hackney
E8 3HX
1 Grace Jones Close, Parkholme Road, Hackney
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1 Beechwood Road, 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
0.0 km
Greenwood Road /Morland Est — bus stop.
Closest school
0.1 km
Gayhurst Community School. 104 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
55.7dB
Night-time· 23:00 – 07:00
45.6dB