25b, Arcadian Gardens, London, N22 5AG
About 25b
25b is a mid-terrace house in London (N22 5AG). It has a recorded floor area of 65 m² (around 700 sq ft) and construction records dating it to before 1900. The latest certificate (September 2021) shows a D (score 63), on the cusp of jumping into the C band. Earlier certificates rated it C (December 2010); the latest reading is one band lower. Between certificates, window efficiency went from Average to Good; while lighting dropped from Very Good to Good. The recommended improvements would push it to C (score 73). At 65 m² this is the 34th smallest of 48 units on EPC record in the building, where floor areas span 13–148 m². The building's EPC ratings span E to C across 48 units on file.
Across 1996–2021, sale prices on this property compounded at 8.2% per year. On a £-per-square-foot basis, the last sale (£572/sq ft) was about 123.3% above the typical sold price in the postcode. Sold September 2021 for £400,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 25b
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
Heating controls changed
Windows upgraded, improving insulation
Planning history
25b has no planning applications on record.
Notable planning nearby
43applications of note in the surrounding area
We flagged 2 things worth checking at 25b
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
25b has more than quadrupled in price since its earliest registered sale in 1996.
£435,000
Modelled from EPC, postcode comparables and a sale-price growth of 8.2% per year over 25 years.
£400,000
Growth on file: 8.2% per year over 25 years.
Sales timeline
29 September 2021Most recent
£400,000
+627.3%over 25 years11 July 1996
£55,000
Median price across the last 5 sales in N22 5AG: £435,000 (2025–2022).
Nearby sales in N22 5AG
99 Arcadian Gardens, Haringey, London, N22 5AG
Sold Jan 2025
£375,00017 Arcadian Gardens, Haringey, London, N22 5AG
Sold Nov 2023
£375,00033a, Arcadian Gardens, London, N22 5AG
Sold Nov 2023
£435,000101 Arcadian Gardens, Haringey, London, N22 5AG
Sold Mar 2023
£950,00031 Arcadian Gardens, Haringey, London, N22 5AG
Sold May 2022
£445,000
Everything we know about 25b, 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
On years held, 25b runs well behind the street norm.
Price per m²
£6,154
Street avg £5,605
Floor Area
65 m²
Street avg 55 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
3.0 t/year
Street avg 2.4 t/year
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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
0.2 km
Sylvan Avenue — bus stop.
Closest school
0.3 km
St Thomas More Catholic School. 65 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
52.6dB
Night-time· 23:00 – 07:00
42.1dB