35a, Moffat Road, London, N13 4SA

35a is a mid-terrace house in London (N13 4SA). It has a recorded floor area of 56 m² (around 603 sq ft), construction records dating it to 1930-1949 and council tax band C. At 56 m² this is the largest unit on EPC record across the building (45–56 m²). The building's EPC ratings span D to C, with this unit at the top. On EPC score it ranks first in the building (73 versus a worst of 58). The latest certificate (February 2025) shows a C (score 73). The rating has held steady at C across 3 certificates since February 2021. Between certificates, wall efficiency went from Very Poor to Average.

At 56 m² it sits well below the postcode median (102 m² across 27 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 78% of similar EPCs). One planning record on file: an extension approved in 2014. Past consents include an extension, meaningful when judging how the property has evolved. Across 1995–2021, sale prices on this property compounded at 8.8% per year. On a £-per-square-foot basis, the last sale (£780/sq ft) was about 161.8% above the typical sold price in the postcode. Sold November 2021 for £470,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.