32a, Sandford Avenue, Haringey, London, N22 5EH
About 32a
32a is a mid-terrace house in Haringey, London, London (N22 5EH). It has a recorded floor area of 102 m² (around 1098 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (November 2018) shows a D (score 58), a step below the typical UK home. The recommended improvements would lift it to B (score 84), a 2-band jump.
Untraded for 18 years, with the last transfer in April 2008. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 1997–2008, sale prices on this property compounded at 7.2% per year. Today's modelled estimate of £590,000 sits 181% above the 2008 sale of £210,000. On a £-per-square-foot basis, the last sale (£191/sq ft) was about 20.6% below the postcode norm. At 102 m² it's 16.6% larger than the typical home in the postcode (88 m² median across 14 EPCs). One historical planning record sits against the property in 2004.
Know exactly what you're buying at 32a
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
- Nov 2004New BuildFullIn report
Erection of a 2 storey two bedroom dwellinghouse.
- Documents
- 13 docs on file
- Reference
- HGY/2004/2054
We flagged 2 things worth checking at 32a
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
32a has more than doubled in price since the earliest registered sale in 1997.
£590,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.2% per year over 11 years.
£210,000
Growth on file: 7.2% per year over 11 years.
Sales timeline
13 April 2008Most recent
£210,000
+2.4%over 6 years14 December 2001
£205,000
+105.0%over 4 years14 August 1997
£100,000
Median price across the last 5 sales in N22 5EH: £438,000 (2017–2011).
Nearby sales in N22 5EH
38 Sandford Avenue, Haringey, London, N22 5EH
Sold Jul 2017
£617,00026 Sandford Avenue, Haringey, London, N22 5EH
Sold Feb 2016
£515,00010 Sandford Avenue, Haringey, London, N22 5EH
Sold Jun 2014
£438,00030a, Sandford Avenue, Haringey, London, N22 5EH
Sold Oct 2013
£238,00028 Sandford Avenue, Haringey, London, N22 5EH
Sold Mar 2010
£280,000
Everything we know about 32a, 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 Sandford Avenue homes
On habitable rooms, 32a stands well clear of the street.
Price per m²
£2,059
Street avg £3,669
Floor Area
102 m²
Street avg 89 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
4.9 t/year
Street avg 4.2 t/year
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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
0.2 km
Paisley Road — bus stop.
Closest school
0.4 km
Lordship Lane Primary School. 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
53.8dB
Night-time· 23:00 – 07:00
43.4dB