25a, Upsdell Avenue, London, N13 6JP
About 25a
25a is a semi-detached house in London (N13 6JP). It has a recorded floor area of 55 m² (around 592 sq ft), construction records dating it to 1900-1929 and council tax band C. At 55 m² this is the 4th smallest of 5 units on EPC record in the building, where floor areas span 19–82 m². The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (March 2016) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 74). The latest certificate is from March 2016, so improvements made since then won't be reflected.
At 55 m² it sits well below the postcode median (93 m² across 22 EPCs), making it one of the more compact homes locally. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved.
Know exactly what you're buying at 25a
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
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 15 Mar 2026
EPC Rating
Planning history
A recent planning application at 25a was refused — worth checking the council file.
- Jan 2022ExtensionFullIn report
Extension: Single storey
Extension to roof at side to form gable end with rear dormer and front rooflights together with an outbuilding at the rear to Flat 25A.
- Agent
- Muda Architecture
- Documents
- 13 docs on file
- Reference
- 21/04141/FUL
- Oct 2021ExtensionFullIn report
Extension to roof at side to form gable end with rear dormer and front rooflight together with outbuilding at rear to Flat 25A.
- Agent
- Muda Architecture
- Documents
- 12 docs on file
- Reference
- 21/02993/FUL
We flagged 1 thing worth checking at 25a
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
25a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£281,000
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 6JP: £630,000 (2024–2020).
Nearby sales in N13 6JP
65 Upsdell Avenue, Enfield, London, N13 6JP
Sold Sept 2024
£645,0001c, Upsdell Avenue, Enfield, London, N13 6JP
Sold Jul 2024
£640,00037 Upsdell Avenue, Enfield, London, N13 6JP
Sold Jan 2022
£630,00021 Upsdell Avenue, Enfield, London, N13 6JP
Sold Mar 2021
£617,00019 Upsdell Avenue, Enfield, London, N13 6JP
Sold Jul 2020
£585,000
Everything we know about 25a, 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 Upsdell Avenue homes
EPC Rating
66 (D)
Street avg 68 (D)
Floor Area
55 m²
Street avg 50 m²
CO₂ Emissions
2.4 t/year
Street avg 2.2 t/year
Habitable Rooms
2 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
0.2 km
Tottenhall Rd/ Nth Circular Rd — bus stop.
Closest school
0.2 km
Tottenhall Infant School. 60 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