11 Hardy Passage, Haringey, London, N22 5NZ
About 11 Hardy Passage
11 Hardy Passage is a detached house in Haringey, London, London (N22 5NZ). It has a recorded floor area of 46 m² (around 495 sq ft) and construction records dating it to 1996-2002. The latest certificate (July 2020) shows a C (score 70). The rating has held steady at C across 2 certificates since July 2010. Between certificates, lighting went from Good to Very Good; while window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 88).
2 planning records sit against the property, 1 approved, 1 refused. At 46 m² it's 26.4% smaller than the typical home in the postcode (63 m² median across 18 EPCs).
Know exactly what you're buying at 11 Hardy Passage
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 upgraded for better temperature management
Floor insulation added or improved
More low energy lighting installed
Planning history
- Feb 2017AmendmentIn report
Certificate of lawfulness for use as a one bedroom flat (existing use)
Retrospective- Documents
- 8 docs on file
- Reference
- HGY/2017/0500
- Nov 2010ConversionAmendmentIn report
Use of property as one bedroom dwellinghouse
- Documents
- 9 docs on file
- Reference
- HGY/2010/1752
We flagged 2 things worth checking at 11 Hardy Passage
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
11 Hardy Passage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£485,000
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 3 sales in N22 5NZ: £180,000 (2023–2007).
Everything we know about 11 Hardy Passage, 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
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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
0.0 km
Wood Green Station — bus stop.
Closest school
0.3 km
St Michael's CofE Primary School. 71 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
56.2dB
Night-time· 23:00 – 07:00
46.0dB