87b, East End Road, Barnet, London, N2 0SP
About 87b
87b is a semi-detached house in Barnet, London, London (N2 0SP). It has a recorded floor area of 21 m² (around 226 sq ft) and construction records dating it to 1900-1929. At 21 m² this is the smallest unit on EPC record across the building (21–78 m²). The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (54 versus a best of 79). The latest certificate (July 2018) shows an E (score 54), well below the UK norm with real room to improve. Earlier certificates rated it D (June 2018); the latest reading is one band lower. Between certificates, window efficiency dropped from Good to Very Poor. The recommended improvements would lift it to C (score 80), a 2-band jump. Main heating runs on electricity.
At 21 m² it sits well below the postcode median (59 m² across 18 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
Know exactly what you're buying at 87b
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
87b sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water system upgraded
Planning history
87b has no planning applications on record.
Notable planning nearby
11applications of note in the surrounding area
We flagged 2 things worth checking at 87b
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
- Larger development activity nearby
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Sales history & valuation
87b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£259,000
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.
Everything we know about 87b, 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
- Larger development activity nearby
Versus other East End Road homes
87b is notably below the street on epc rating.
EPC Rating
54 (E)
Street avg 72 (C)
Floor Area
21 m²
Street avg 57 m²
CO₂ Emissions
1.9 t/year
Street avg 1.9 t/year
Habitable Rooms
1 rooms
Street avg 3 rooms
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The neighbourhood at a glance
Crime
5/mo
Steady year-on-year across the wider district.
Nearest stop
0.0 km
Ossulton Way — bus stop.
Closest school
0.2 km
Bishop Douglass School Finchley. 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
53.9dB
Night-time· 23:00 – 07:00
44.2dB