12a, Beatty Road, Hackney, London, N16 8EB

12a is a three-bedroom mid-terrace house in Hackney, London, London (N16 8EB). It has a recorded floor area of 112 m² (around 1206 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (August 2025) shows a C (score 80), near the top of the C band. When first surveyed in May 2010 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor and window efficiency went from Very Poor to Poor; while lighting dropped from Very Good to Good. The recommended improvements would push it to B (score 84).

Sale prices here have outpaced London HPI: 16.2% per year against 0% for the wider region. Today's modelled estimate of £899,000 is 33.4% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£559/sq ft) was about 28.7% above the typical sold price in the postcode. At 112 m² the property is well over the postcode median (73 m² across 58 EPCs), placing it in the larger end of the local stock. Last sold in December 2014, so it's been off the market for around 11 years. Across the public record there are 4 sales, relatively high churn for a single property. 4 planning records sit against the property, 3 approved, 1 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved.