13a, Arcadian Gardens, London, N22 5AA
About 13a
13a is an end-of-terrace house in London (N22 5AA). It has a recorded floor area of 81 m² (around 872 sq ft) and construction records dating it to 1900-1929. The latest certificate (May 2016) shows a C (score 69), just inside the C band. The rating has held steady at C across 2 certificates since November 2008. Between certificates, wall efficiency dropped from Good to Very Poor and hot-water efficiency dropped from Very Good to Good. The latest certificate is from May 2016, so improvements made since then won't be reflected. At 81 m² this is the 16th smallest of 17 units on EPC record in the building, where floor areas span 27–145 m². The building's EPC ratings span E to B across 17 units on file.
At 81 m² it's 22.7% larger than the typical home in the postcode (66 m² median across 31 EPCs). Its energy rating outperforms most of the postcode (better than 77% of similar EPCs).
Know exactly what you're buying at 13a
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 Expired
This certificate is over 10 years old and is no longer valid.Expired 10 May 2026
EPC Rating
Planning history
13a has no planning applications on record.
Notable planning nearby
43applications of note in the surrounding area
We flagged 2 things worth checking at 13a
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
13a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£435,000
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 N22 5AA: £450,000 (2022–2019).
Nearby sales in N22 5AA
8 Arcadian Gardens, Haringey, London, N22 5AA
Sold Oct 2022
£810,0004 Arcadian Gardens, Haringey, London, N22 5AA
Sold Apr 2021
£786,00011a, Arcadian Gardens, London, N22 5AA
Sold Dec 2020
£371,80020a, Arcadian Gardens, London, N22 5AA
Sold Jun 2020
£440,00011b, Arcadian Gardens, London, N22 5AA
Sold Apr 2019
£450,000
Everything we know about 13a, 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 Arcadian Gardens homes
13a outperforms the street on floor area by a wide margin.
EPC Rating
69 (C)
Street avg 64 (D)
Floor Area
81 m²
Street avg 60 m²
CO₂ Emissions
2.9 t/year
Street avg 2.7 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
10/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
Arcadian Gardens — bus stop.
Closest school
0.2 km
St Thomas More Catholic School. 63 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
53.1dB
Night-time· 23:00 – 07:00
42.4dB