175b, Fox Lane, London, N13 4AU
About 175b
175b is an end-of-terrace house in London (N13 4AU). It has a recorded floor area of 43 m² (around 463 sq ft), construction records dating it to 1900-1929 and council tax band C. At 43 m² this is the smallest unit on EPC record across the building (43–63 m²). The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (May 2023) shows an E (score 53), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since August 2009. Between certificates, roof efficiency went from Very Poor to Poor, window efficiency went from Very Poor to Poor and lighting went from Average to Very Good. The recommended improvements would lift it to C (score 75), a 2-band jump.
Untraded for 23 years, with the last transfer in September 2003. Across 1999–2003, sale prices on this property compounded at 18.3% per year. Today's modelled estimate of £254,000 sits 108.2% above the 2003 sale of £122,000. At 43 m² it sits well below the postcode median (75 m² across 17 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs).
Know exactly what you're buying at 175b
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
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
Heating controls upgraded for better temperature management
Single glazing replaced with double or better glazing
Roof insulation improved
More low energy lighting installed
Planning history
175b has no planning applications on record.
Notable planning nearby
17applications of note in the surrounding area
We flagged 1 thing worth checking at 175b
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.
- Signs of HMO activity in the area
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Sales history & valuation
Sale price has at least doubled since 1999.
£254,000
Modelled from EPC, postcode comparables and a sale-price growth of 18.3% per year over 5 years.
£122,000
Growth on file: 18.3% per year over 5 years.
Sales timeline
3 September 2003Most recent
£122,000
+114.0%over 4 years25 February 1999
£57,000
Median price across the last 5 sales in N13 4AU: £610,000 (2024–2019).
Nearby sales in N13 4AU
Everything we know about 175b, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
Versus other Fox Lane homes
175b is notably below the street on habitable rooms.
Price per m²
£2,837
Street avg £4,344
Floor Area
43 m²
Street avg 66 m²
Habitable Rooms
1 rooms
Street avg 3 rooms
CO₂ Emissions
3.2 t/year
Street avg 3.2 t/year
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
7/mo
Rising year-on-year across the wider district.
Nearest stop
0.6 km
Ye Olde Cherry Tree — bus stop.
Closest school
0.5 km
St Monica's RC Primary School. 50 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
50.5dB
Night-time· 23:00 – 07:00
41.1dB