45, Harcombe Road
45, Harcombe Road
Description & Estimates
45, Harcombe Road is described in the public record as a period house with 1,130 ft2 of internal area, sitting on a 119 m2 plot.
Locally, houses of this size normally have 3 bedrooms with a garden.
Our estimate of the sale value of 45, Harcombe Road is £1,295,901 and its rental estimate is £5,320 per month, given the available information and assuming reasonable condition.
Harcombe Road, London, N16 falls within the N16 postal district, in the borough of Hackney.
Our Data Sources
45, Harcombe Road has no records in the the Land Registry and a single entry in the EPC database dated November 2025.
We combine this information with public data of neighbouring properties to estimate the property attributes and values.
The local information is scored as 5 out of 5 and is considered of high accuracy.
Price Range & Condition
The condition of a property plays an important role in determining its value, with the degree of impact varying by property type, size and location.
For 45, Harcombe Road, we estimate a market value of £1,360,696 and a rental value of £5,586 per month when presented in very good decorative order. Should the property require extensive cosmetic improvement, those figures would reduce to £1,205,188 and £4,948 per month respectively.
Recent Market Change
Over the last year, 45, Harcombe Road has seen its estimated sale value decrease by £33,594 (2.6%) and its estimated rental value grow by £291 per month (5.5%). This results in an estimated gross rental yield of 4.9%.
Plot Size
HM Land Registry records the plot of land for 45, Harcombe Road as measuring 119 m2.
That makes it the 18th largest plot in the postcode, where all 31 other houses have recorded plot data.
Energy Efficiency
45, Harcombe Road has an Energy Performance Rating (EPC) of D. This is based on the most recent assessment, dated 13 Nov 2025.
The property is connected to mains gas and has fully double glazed windows. It is heated using Boiler and radiators, mains gas.
Similar Properties Sold Nearby
Over the past 2 years 3 properties similar to 45, Harcombe Road have sold within a radius of 290 metres, per the Land Registry and our network of Estate Agents.
The latest, on the 28th August 2024, was 32, Chesholm Road, London, N16 0DR, a freehold house which sold for £1,375,000.
Read more about house prices in N16.
•Nearby is defined as the radius comprising the nearest 2,000 addresses.
More reading links
Location Comparison
Of the 72 addresses on Harcombe Road, London, N16, 45, Harcombe Road comes out as the 40th largest and the 35th most expensive in our analysis of the public data.
It is also £621k more expensive than the average property across the N16 district.
More reading links
Schools Nearby
- 300mBetty Layward Primary School
- 500mGrasmere Primary School
- 500mWilliam Patten Primary School
- 300mStoke Newington School and Sixth Form
- 1.0kmThe Excelsior Academy
- 1.5kmMossbourne Community Academy
More reading links
Public Transport Nearby
From 45, Harcombe Road, the nearest station is Rectory Road, 800 metres away.
- 800mRectory Road
- 800mStoke Newington
- 1.2kmDalston Kingsland
Available Internet Speeds
Broadband here reaches ultrafast speeds, based on recent Ofcom data.
According to recent data from Ofcom, Ultrafast broadband is available in the area.
Risk of Flooding
The flood risk here is rated very low, based on Environment Agency data.
