163a, Mare Street, Hackney, London, E8 3RH

163a is a mid-terrace house in Hackney, London, London (E8 3RH). It has a recorded floor area of 87 m² (around 936 sq ft) and construction records dating it to 1900-1929. At 87 m² this is the largest unit on EPC record across the building (27–87 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 (41 versus a best of 71). The latest certificate (August 2020) shows an E (score 41), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 75), a 2-band jump.

It hasn't traded since April 1995, a hold of 31 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 87 m² the property is well over the postcode median (34 m² across 21 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs). Today's modelled estimate of £493,000 sits 2247.6% above the 1995 sale of £21,000. On a £-per-square-foot basis, the last sale (£22/sq ft) was about 95.5% below the postcode norm.