44a, Bedford Avenue, Barnet, EN5 2EP
About 44a
44a is a semi-detached house in Barnet (EN5 2EP). It has a recorded floor area of 53 m² (around 570 sq ft), construction records dating it to 1900-1929 and council tax band D. At 53 m² this is the smallest unit on EPC record across the building (53–311 m²). The building's EPC ratings span G to C across 26 units on file. The latest certificate (October 2025) shows an E (score 40), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since September 2015. Between certificates, hot-water efficiency went from Very Poor to Poor and lighting went from Good to Very Good; while roof efficiency dropped from Good to Average and window efficiency dropped from Average to Poor. The recommended improvements would lift it to C (score 74), a 2-band jump. Main heating runs on electricity.
At 53 m² it sits well below the postcode median (143 m² across 25 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 44a
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water efficiency improved
More low energy lighting installed
Planning history
44a has no planning applications on record.
Notable planning nearby
5applications of note in the surrounding area
We flagged 1 thing worth checking at 44a
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
44a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£344,000
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 EN5 2EP: £1,258,200 (2025–2022).
Nearby sales in EN5 2EP
Everything we know about 44a, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other Bedford Avenue homes
44a is notably below the street on epc rating.
EPC Rating
40 (E)
Street avg 63 (D)
Floor Area
53 m²
Street avg 69 m²
CO₂ Emissions
1.6 t/year
Street avg 3.3 t/year
Habitable Rooms
4 rooms
Street avg 3 rooms
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
3/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
High Barnet Station / Meadway — bus stop.
Closest school
0.2 km
Queen Elizabeth's Girls' School. 21 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
52.7dB
Night-time· 23:00 – 07:00
43.2dB