23 Firsby Road, Hackney, London, N16 6PX

23 Firsby Road is an end-of-terrace house in Hackney, London, London (N16 6PX). It has a recorded floor area of 26 m² (around 280 sq ft), construction records dating it to 1900-1929 and council tax band B. At 26 m² this is the 4th smallest of 11 units on EPC record in the building, where floor areas span 21–230 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 (43 versus a best of 69). The latest certificate (March 2017) shows an E (score 43), well below the UK norm with real room to improve. Earlier certificates rated it D (August 2013); the latest reading is one band lower. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Good to Very Good; while window efficiency dropped from Average to Poor and hot-water efficiency dropped from Good to Very Poor. The recommended improvements would lift it to C (score 79), a 2-band jump. Main heating runs on electricity.

Untraded for 27 years, with the last transfer in June 1999. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £411,000 sits 155.3% above the 1999 sale of £161,000. On a £-per-square-foot basis, the last sale (£575/sq ft) was about 21.2% below the postcode norm. At 26 m² it sits well below the postcode median (116 m² across 10 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs). 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved.