8 Crocus Field, Barnet, EN5 2UA
About 8 Crocus Field
8 Crocus Field is a three-bedroom mid-terrace house in Barnet (EN5 2UA). It has a recorded floor area of 95 m² (around 1023 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (November 2024) shows a D (score 68), on the cusp of jumping into the C band. When first surveyed in December 2011 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Good and hot-water efficiency went from Poor to Good. The recommended improvements would push it to C (score 80).
Today's modelled estimate of £460,000 sits 111.5% above the 2012 sale of £217,500. On the market in December 2012 and unlisted since — roughly 13 years.
Know exactly what you're buying at 8 Crocus Field
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
What this property has
Inside
- Bedrooms3
- Dining roomYes
- CloakroomYes
Outside
- Private gardenYes
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water system upgraded
Wall insulation improved
More low energy lighting installed
Planning history
8 Crocus Field has no planning applications on record.
Notable planning nearby
5applications of note in the surrounding area
We flagged 1 thing worth checking at 8 Crocus Field
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
8 Crocus Field valuation sits well clear of the typical sold price in this postcode.
£460,000
Modelled from EPC, postcode comparables.
£217,500
Recorded with HM Land Registry.
Sales timeline
19 December 2012Most recent
£217,500
Median price across the last 5 sales in EN5 2UA: £350,000 (2025–2017).
Everything we know about 8 Crocus Field, 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 Crocus Field homes
On floor area, 8 Crocus Field stands well clear of the street.
Price per m²
£2,289
Street avg £2,795
Floor Area
95 m²
Street avg 91 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
3.6 t/year
Street avg 4.0 t/year
Similar properties nearby
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
0.3 km
Hera Avenue — bus stop.
Closest school
0.4 km
Ark Pioneer Academy. 27 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
49.4dB
Night-time· 23:00 – 07:00
39.4dB