35b, Moffat Road, London, N13 4SA
About 35b
35b is a two-bedroom mid-terrace house in London (N13 4SA). It has a recorded floor area of 45 m² (around 484 sq ft) and construction records dating it to 1930-1949. Tenure is freehold. At 45 m² this is the smallest unit on EPC record across the building (45–56 m²). The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (58 versus a best of 73). The property has underfloor heating on record, all of which lower running costs and tend to lift resale appeal. The latest certificate (September 2021) shows a D (score 58), a step below the typical UK home. The rating has held steady at D across 2 certificates since August 2011. Between certificates, lighting dropped from Very Good to Average.
At 45 m² it sits well below the postcode median (102 m² across 27 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 35b
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
What this property has
Inside
- Bedrooms2
- Bathrooms1
- Utility roomYes
Outside
- Private gardenYes
- Parkingoff_street
Building
- TenureFreehold
- Underfloor heatingYes
Energy performance
EPC Rating
Planning history
35b has no planning applications on record.
Notable planning nearby
17applications of note in the surrounding area
We flagged 1 thing worth checking at 35b
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
35b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£329,000
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 N13 4SA: £652,000 (2024–2021).
Nearby sales in N13 4SA
Everything we know about 35b, 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 Moffat Road homes
EPC Rating for 35b lags the street by a wide margin.
EPC Rating
58 (D)
Street avg 66 (D)
Floor Area
45 m²
Street avg 48 m²
CO₂ Emissions
2.7 t/year
Street avg 2.3 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
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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
0.1 km
Pymmes Road — bus stop.
Closest school
0.6 km
Bowes Primary School. 58 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
54.3dB
Night-time· 23:00 – 07:00
44.5dB