23a, Cranbrook Park, London, N22 5NA
About 23a
23a is a mid-terrace house in London (N22 5NA). It has a recorded floor area of 56 m² (around 603 sq ft) and construction records dating it to 1900-1929. The latest certificate (April 2013) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since February 2010. Between certificates, hot-water efficiency dropped from Good to Average and lighting dropped from Average to Poor. The recommended improvements would push it to C (score 80). The latest certificate is from April 2013, so improvements made since then won't be reflected. At 56 m² this is the 37th smallest of 45 units on EPC record in the building, where floor areas span 12–148 m². The building's EPC ratings span E to C across 45 units on file.
Today's modelled estimate of £390,000 sits 77.3% above the 2013 sale of £220,000. On a £-per-square-foot basis, the last sale (£365/sq ft) was about 38.8% above the typical sold price in the postcode. On the market in February 2013 and unlisted since — roughly 13 years.
Know exactly what you're buying at 23a
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
23a's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 09 Apr 2023
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water efficiency decreased
Planning history
23a has no planning applications on record.
Notable planning nearby
43applications of note in the surrounding area
We flagged 2 things worth checking at 23a
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
23a valuation sits well clear of the typical sold price in this postcode.
£390,000
Modelled from EPC, postcode comparables.
£220,000
Recorded with HM Land Registry.
Sales timeline
20 February 2013Most recent
£220,000
Median price across the last 5 sales in N22 5NA: £635,000 (2024–2022).
Nearby sales in N22 5NA
66 Cranbrook Park, Haringey, London, N22 5NA
Sold May 2024
£510,0003 Cranbrook Park, Haringey, London, N22 5NA
Sold Dec 2023
£635,00051 Cranbrook Park, Haringey, London, N22 5NA
Sold Dec 2023
£643,5001 Cranbrook Park, Haringey, London, N22 5NA
Sold May 2023
£10,770,00020 Cranbrook Park, Haringey, London, N22 5NA
Sold Nov 2022
£440,000
Everything we know about 23a, 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 Cranbrook Park homes
23a outperforms the street on floor area by a wide margin.
Price per m²
£3,929
Street avg £5,821
Floor Area
56 m²
Street avg 35 m²
Habitable Rooms
3 rooms
Street avg 2 rooms
CO₂ Emissions
2.2 t/year
Street avg 1.7 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
0.1 km
Wood Green Bus Garage — bus stop.
Closest school
0.3 km
St Michael's CofE Primary School. 70 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
56.1dB
Night-time· 23:00 – 07:00
45.7dB