Back Flat, 89 East End Road, Barnet, London, N2 0SP
About Back Flat
Back Flat is an end-of-terrace house in Barnet, London, London (N2 0SP). It has a recorded floor area of 38 m² (around 409 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (September 2025) shows a D (score 62), on the cusp of jumping into the C band. The rating has held steady at D across 4 certificates since May 2014. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Very Poor to Very Good; while window efficiency dropped from Average to Poor. The recommended improvements would push it to C (score 72).
At 38 m² it sits well below the postcode median (59 m² across 18 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 89% of similar EPCs).
Know exactly what you're buying at Back Flat
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
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Low energy lighting percentage decreased
Wall insulation improved
More low energy lighting installed
Planning history
Back Flat has no planning applications on record.
Notable planning nearby
11applications of note in the surrounding area
We flagged 2 things worth checking at Back Flat
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
Back Flat has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£284,000
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 Back Flat, 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
Back Flat is notably below the street on epc rating.
EPC Rating
62 (D)
Street avg 72 (C)
Floor Area
38 m²
Street avg 56 m²
CO₂ Emissions
2.2 t/year
Street avg 1.9 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
Similar properties nearby
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37a, Flat 2, Aylmer Parade, Aylmer Road
N2 0PH
195a, Flat 3, East End Road, Barnet
N2 0LZ
195a, Flat 4, East End Road, Barnet
N2 0LZ
157a, Flat 1, East End Road, Barnet
N2 0LY
81a, Flat 1, East End Road, Barnet
N2 0SP
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