22b, Lavender Grove, Hackney, London, E8 3LU
About 22b
22b is a semi-detached house in Hackney, London, London (E8 3LU). It has a recorded floor area of 47 m² (around 506 sq ft), construction records dating it to before 1900 and council tax band C. At 47 m² this is the 4th smallest of 37 units on EPC record in the building, where floor areas span 36–194 m². The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (June 2014) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 64). The latest certificate is from June 2014, so improvements made since then won't be reflected.
At 47 m² it sits well below the postcode median (87 m² across 36 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
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Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
22b sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 08 Jun 2024
EPC Rating
Planning history
22b has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
22b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£421,000
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 3LU: £1,300,000 (2022–2017).
Nearby sales in E8 3LU
31 Lavender Grove, Hackney, London, E8 3LU
Sold Sept 2022
£1,850,00013 Lavender Grove, Hackney, London, E8 3LU
Sold Aug 2022
£1,300,0002 Lavender Grove, Hackney, London, E8 3LU
Sold Dec 2021
£1,479,00039 Lavender Grove, Hackney, London, E8 3LU
Sold Jun 2019
£721,5007 Lavender Grove, Hackney, London, E8 3LU
Sold Mar 2017
£1,130,000
Everything we know about 22b, 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 Lavender Grove homes
EPC Rating for 22b lags the street by a wide margin.
EPC Rating
54 (E)
Street avg 61 (D)
Floor Area
47 m²
Street avg 47 m²
CO₂ Emissions
3.2 t/year
Street avg 2.6 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
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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
Richmond Road — bus stop.
Closest school
0.3 km
Queensbridge Primary School. 113 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
54.9dB
Night-time· 23:00 – 07:00
43.3dB