85a, Stirling Road, Haringey, London, N22 5BN
About 85a
85a is a semi-detached house in Haringey, London, London (N22 5BN). It has a recorded floor area of 68 m² (around 732 sq ft). The latest certificate (October 2016) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 70), a 2-band jump. Main heating runs on electricity: electricity, unspecified tariff.
2 planning records sit against the property, 1 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 68 m² it's 29.9% smaller than the typical home in the postcode (97 m² median across 11 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 82% of similar EPCs).
Know exactly what you're buying at 85a
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
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
- Mar 2026ExtensionConditionsIn report
Variation to Condition 2 (Approved plans) to approved development HGY/2025/1095 (Erection of a single storey rear extension, first floor rear extension, first floor front extension, outbuilding with a green roof, removal of trees in the back garden, New air source heat pump, Bike store and planter, black wooden trim and painted brick pillar, new dark vertical timber cladding, new warm roof, new front door, and alterations to the fenestration) for slight relocation of brick pillar to front elevation
- Documents
- 2 docs on file
- Reference
- HGY/2026/0664
- Jun 2025ExtensionFullIn report
Erection of a single storey rear extension, first floor rear extension, first floor front extension, outbuilding with a green roof, removal of trees in the back garden, New air source heat pump, Bike store and planter, black wooden trim and painted brick pillar, new dark vertical timber cladding, new warm roof, new front door, and alterations to the fenestration.
- Documents
- 8 docs on file
- Reference
- HGY/2025/1095
We flagged 2 things worth checking at 85a
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
85a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£473,000
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 5BN: £565,000 (2025–2011).
Nearby sales in N22 5BN
99 Stirling Road, Haringey, London, N22 5BN
Sold Sept 2025
£635,00097 Stirling Road, Haringey, London, N22 5BN
Sold Nov 2022
£785,000119 Stirling Road, Haringey, London, N22 5BN
Sold Jan 2021
£522,50085 Stirling Road, Haringey, London, N22 5BN
Sold Jun 2018
£565,000103 Stirling Road, Haringey, London, N22 5BN
Sold Oct 2006
£210,000
Everything we know about 85a, 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 Stirling Road homes
85a is notably below the street on floor area.
EPC Rating
54 (E)
Street avg 60 (D)
Floor Area
68 m²
Street avg 106 m²
CO₂ Emissions
3.0 t/year
Street avg 5.0 t/year
Similar properties nearby
1 Elm Road, Haringey
N22 5LN
1 Cambridge Close, Haringey
N22 5PT
1 Canning Crescent, Haringey
N22 5SR
1 Homecroft Road, Haringey
N22 5EL
1 Inverness Terrace, Stirling Road, Haringey
N22 5BS
1 Hardy Passage, Haringey
N22 5NZ
1 Chapmans Green, Highfield Close, Haringey
N22 5TP
1 Forfar Road, Haringey
N22 5QE
The neighbourhood at a glance
Reported crime in the wider district is trending notably upward year-on-year.
Crime
10/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
Paisley Road — bus stop.
Closest school
0.2 km
Mulberry Academy Woodside. 76 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
53.3dB
Night-time· 23:00 – 07:00
42.5dB