15 Braemar Avenue, Haringey, London, N22 7BY

15 Braemar Avenue is a one-bedroom mid-terrace house in Haringey, London, London (N22 7BY). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to 1900-1929 and council tax band B. At 51 m² this is the smallest unit on EPC record across the building (51–148 m²). The building's EPC ratings span F to C across 29 units on file. The latest certificate (March 2019) shows an E (score 53), well below the UK norm with real room to improve. The rating has held steady at E across 3 certificates since March 2009. Between certificates, hot-water efficiency went from Very Poor to Good and main heating went from Average to Good; while roof efficiency dropped from Average to Very Poor and lighting dropped from Very Good to Good. The recommended improvements would push it to D (score 62).

Held since June 2004 — that's 22 years off the open market, well above the local norm. Today's modelled estimate of £357,000 sits 155% above the 2004 sale of £140,000. On a £-per-square-foot basis, the last sale (£255/sq ft) was about 40.7% below the postcode norm. At 51 m² it sits well below the postcode median (101 m² across 35 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs). 3 planning records sit against the property, 2 approved, 1 refused. Past consents include subdivision, an extension and partial demolition, meaningful when judging how the property has evolved.