88 Thetford Close, Haringey, London, N13 6AU
About 88 Thetford Close
88 Thetford Close is an end-of-terrace house in Haringey, London, London (N13 6AU). It has a recorded floor area of 121 m² (around 1302 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (August 2015) shows an E (score 52), well below the UK norm with real room to improve. Earlier certificates rated it D (April 2013); the latest reading is one band lower. Between certificates, lighting went from Poor to Average; while wall efficiency dropped from Average to Poor and roof efficiency dropped from Average to Poor. The recommended improvements would lift it to B (score 81), a 3-band jump. The latest certificate is from August 2015, so improvements made since then won't be reflected.
It hasn't traded since November 2005, a hold of 21 years that's notably long for the area. At 121 m² it's 22.8% larger than the typical home in the postcode (99 m² median across 34 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Today's modelled estimate of £461,000 sits 104.9% above the 2005 sale of £225,000.
Know exactly what you're buying at 88 Thetford Close
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
88 Thetford Close sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 17 Aug 2025
EPC Rating
Property Improvements
Changes detected from historical EPC data
Glazing upgraded to newer, more efficient type
More low energy lighting installed
Planning history
88 Thetford Close has no planning applications on record.
Notable planning nearby
18applications of note in the surrounding area
We flagged 1 thing worth checking at 88 Thetford Close
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
30-day money-back guarantee
Sales history & valuation
88 Thetford Close valuation sits well clear of the typical sold price in this postcode.
£461,000
Modelled from EPC, postcode comparables.
£225,000
Recorded with HM Land Registry.
Sales timeline
11 November 2005Most recent
£225,000
Median price across the last 5 sales in N13 6AU: £315,000 (2024–2011).
Nearby sales in N13 6AU
97 Thetford Close, Haringey, London, N13 6AU
Sold Apr 2024
£435,00095 Thetford Close, Haringey, London, N13 6AU
Sold Jan 2021
£420,00092 Thetford Close, Haringey, London, N13 6AU
Sold Nov 2013
£250,000106 Thetford Close, Haringey, London, N13 6AU
Sold Jun 2011
£245,00077 Thetford Close, Haringey, London, N13 6AU
Sold Nov 2009
£217,000
Everything we know about 88 Thetford Close, 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 Thetford Close homes
On epc rating, 88 Thetford Close runs well behind the street norm.
Price per m²
£1,860
Street avg £2,497
Floor Area
121 m²
Street avg 104 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
5.8 t/year
Street avg 3.6 t/year
Similar properties nearby
The neighbourhood at a glance
Reported crime in the wider district is trending notably upward year-on-year.
Crime
7/mo
Rising year-on-year across the wider district.
Nearest stop
0.3 km
New River Sports Centre — bus stop.
Closest school
0.5 km
Mulberry Academy Woodside. 71 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
50.6dB
Night-time· 23:00 – 07:00
39.8dB