13a, Friend Street, Islington, London, EC1V 7NS
About 13a
13a is a mid-terrace house in Islington, London, London (EC1V 7NS). It has a recorded floor area of 39 m² (around 420 sq ft), construction records dating it to 1900-1929 and council tax band C. At 39 m² this is the 3rd smallest of 58 units on EPC record in the building, where floor areas span 29–161 m². The building's EPC ratings span E to B across 58 units on file. The latest certificate (February 2021) shows a C (score 71).
At 39 m² it sits well below the postcode median (72 m² across 68 EPCs), making it one of the more compact homes locally. 5 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension, a basement excavation, subdivision and tree works, meaningful when judging how the property has evolved.
Know exactly what you're buying at 13a
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
EPC Rating
Planning history
Council records show a subdivision application — the property's legal arrangement has been altered.
- Sept 2010Tree WorksTreesIn report
Tree Preservation Application At: 7- 23, Friend Street, Islington, London, EC1V 7NS TPO Reference: T2 – London Plane of LBI TPO (No.224) 2001 T3 – Lime of LBI TPO (No.224) 2001 PO Number: T100373 Work specifications: 1 x London Plane (T2) as detailed in TPO plan of LBI TPO (No.224) 2001 Crown lift up to a maximum height of 7 m above ground level Crown thin by a maximum of 25% and remove deadwood Prune to clear property to give a clearance of 4m (20% reduction and shape in on the building side only). 1 x Lime (T3) as detailed in TPO plan of LBI TPO (No.224) 2001 Remove basal growth Crown thin by a maximum of 25% and remove deadwood Prune to clear property to give a clearance of 4m (20% reduction and shape in on the building side only).
- Reference
- T100373
- Sept 2008BasementFullIn report
Extension: Rear of property
Erection of rear basement and ground floor extensions. Alterations to 3 existing ground floor flats, along with internal reconfiguration and conversion of redundant basement store to create 3 x residential flats (2x 1 bedroom and 1 x studio), including associated elevation alterations and landscaping.
ExtensionSubdivision- Reference
- P081443
What's in 13a, Friend Street, Islington, London, EC1V 7NS's planning history?
3 more on this property, plus refusals, disputes and full decisions nearby, in the report.
Sales history & valuation
13a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£342,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in EC1V 7NS: £1,050,000 (2023–2019).
Nearby sales in EC1V 7NS
Flat 14, 18 Friend Street, Islington, London, EC1V 7NS
Sold Dec 2023
£790,0008 Friend Street, Islington, London, EC1V 7NS
Sold Mar 2023
£1,315,000Flat 18, 18 Friend Street, Islington, London, EC1V 7NS
Sold Jun 2021
£1,106,000Flat 7, 18 Friend Street, Islington, London, EC1V 7NS
Sold Dec 2019
£875,0001 Friend Street, Islington, London, EC1V 7NS
Sold Jun 2019
£1,050,000
Everything we know about 13a, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Friend Street homes
13a is notably below the street on floor area.
EPC Rating
71 (C)
Street avg 77 (C)
Floor Area
39 m²
Street avg 73 m²
CO₂ Emissions
1.8 t/year
Street avg 1.5 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
Similar properties nearby
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100 102, Flat 5, Goswell Road
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11 Friend Street, Islington
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
10/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
Angel Islington — bus stop.
Closest school
0.3 km
Hugh Myddelton Primary School. 87 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
59.6dB
Night-time· 23:00 – 07:00
50.0dB