13 Berwick Road, Haringey, London, N22 5QB
About 13 Berwick Road
13 Berwick Road is a mid-terrace house in Haringey, London, London (N22 5QB). It has a recorded floor area of 80 m² (around 861 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (July 2025) 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 July 2015. Between certificates, roof efficiency went from Very Poor to Average; while window efficiency dropped from Good to Poor and hot-water efficiency dropped from Very Good to Good. The recommended improvements would lift it to B (score 81), a 2-band jump.
At 80 m² it's 17.5% smaller than the typical home in the postcode (97 m² median across 31 EPCs).
Know exactly what you're buying at 13 Berwick Road
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
Property Improvements
Changes detected from historical EPC data
Hot water efficiency decreased
Loft insulation installed or upgraded to 250mm+
More low energy lighting installed
Planning history
13 Berwick Road has no planning applications on record.
Notable planning nearby
43applications of note in the surrounding area
We flagged 2 things worth checking at 13 Berwick Road
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
13 Berwick Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£596,000
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 5QB: £527,500 (2025–2021).
Nearby sales in N22 5QB
9 Berwick Road, Haringey, London, N22 5QB
Sold Sept 2025
£680,00030 Berwick Road, Haringey, London, N22 5QB
Sold Oct 2024
£685,00035a, Berwick Road, Haringey, London, N22 5QB
Sold Sept 2023
£519,40028 Berwick Road, Haringey, London, N22 5QB
Sold Jun 2023
£527,5005 Berwick Road, Haringey, London, N22 5QB
Sold Jan 2020
£485,000
Everything we know about 13 Berwick Road, 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 Berwick Road homes
On floor area, 13 Berwick Road runs well behind the street norm.
EPC Rating
68 (D)
Street avg 63 (D)
Floor Area
80 m²
Street avg 103 m²
CO₂ Emissions
2.8 t/year
Street avg 4.1 t/year
Habitable Rooms
4 rooms
Street avg 5 rooms
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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
Solway 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
53.2dB
Night-time· 23:00 – 07:00
42.2dB