BASEMENT FLAT, 174, SANDRINGHAM ROAD, LONDON, E8 2HS - £460,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

BASEMENT FLAT is a very small flat of 44m², built sometime between 1930 and 1949, which could now be worth an estimated £432,034. It was last sold for £460,000 in August 2021, which was around 18% below the average August 2021 flat price in the Hackney local authority area. The most recent EPC inspection was October 2020, where the current energy rating was C, and the potential energy rating was C.

BASEMENT FLAT Sold Prices

Land registry data shows three sales for BASEMENT FLAT since 1^st January 1995. The below table shows the price paid for the three sales, along with the average flat price in the Hackney local authority area for the corresponding sale date. All of the three BASEMENT FLAT sales were for below the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2021 3 AUG	£460,000	£562,402	18% below HPI
2018 21 DEC	£390,000	£504,662	23% below HPI
2010 1 OCT	£227,300	£281,883	19% below HPI

What might BASEMENT FLAT be worth now?

BASEMENT FLAT might now be worth an estimated £432,034.

This is based on house price deflation of 6.1%, between August 2021 and May 2026, for flats, in the Hackney local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 6.1% deflationary decrease is applied to the most recent sale price for BASEMENT FLAT of £460,000 on 3rd August 2021. For the value to have decreased from £460,000 to £432,034 over the five years and three months to May 2026, the following assumptions must hold true:

• The value of BASEMENT FLAT has moved in line with the HPI for flats in the Hackney local authority area.
• The August 2021 sale price of £460,000 represented a fair market value for the property.
• The size, condition, and specification of BASEMENT FLAT has not materially changed since August 2021.

How Large is BASEMENT FLAT?

BASEMENT FLAT is 44m² according to the EPC inspection conducted in October 2020. This puts it in the smallest 20% of flats in London, based on EPC data. 13% of flats are smaller than BASEMENT FLAT, and 86% of flats are larger. Note that EPC data is not available for all properties in London.

BASEMENT FLAT: Plot

BASEMENT FLAT sits on a plot of roughly 0.032 of an acre, or 130m².