2 Clarence Court, Clarence Road, Haringey, London, N22 8PH
About 2 Clarence Court
2 Clarence Court is a two-bedroom semi-detached house in Haringey, London, London (N22 8PH). It has a recorded floor area of 64 m² (around 689 sq ft), construction records dating it to 1900-1929 and council tax band C. At 64 m² this is the 2nd smallest of 4 units on EPC record in the building, where floor areas span 63–67 m². The building's EPC ratings span D to C, with this unit at the top. Other recorded features include outbuildings. Our model identifies extension potential, subject to local planning policy. The latest certificate (March 2021) shows a C (score 71). When first surveyed in November 2009 the rating was E, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Good, window efficiency went from Very Poor to Average and lighting went from Average to Very Good; while wall efficiency dropped from Poor to Very Poor.
5 planning records sit against the property, 3 approved, 0 refused. Past consents include tree works, meaningful when judging how the property has evolved. Across 2007–2021, sale prices on this property compounded at 9% per year. On a £-per-square-foot basis, the last sale (£716/sq ft) was about 94.6% above the typical sold price in the postcode. Last sale on file: £493,000 in June 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 2 Clarence Court
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
What this property has
Inside
- Bedrooms2
- Bathrooms1
- Dining roomYes
Outside
- Private gardenRear
- ParkingOff street
- OutbuildingsYes
Building
- Central heatingYes
- Extension potentialPossible
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Single glazing replaced with double or better glazing
Roof insulation improved
More low energy lighting installed
Planning history
Planning history at 2 Clarence Court is exclusively tree-management applications — typical for a property with mature trees on or near the plot.
- Oct 2024Tree WorksTreesIn report
2 lime trees in rear garden of Clarence Court on the western boundary of the property (Tree group 1) - pollard trees or reduce crown by ~2m to pre-existing cuts to prevent overhang for neighbours and cars. 4 lime trees in front parking area of Clarence Court on the eastern boundary of the property (Tree groups 2 and 3) - pollard trees or reduce crown by ~2m to pre-existing cuts to prevent overhang for neighbours and gardens. Neighbours (81 Clarence Road) have expressed concern the size of the trees will begin to affect house insurance and about the amount of leaf fall and sap. Preference to either pollard or crown reduction will depend on arborist recommendation for tree health and ease of maintenance. Actual work will be determined by council planning decision.
- Documents
- 6 docs on file
- Reference
- HGY/2024/2618
- Nov 2023Tree WorksTreesIn report
Lime tree (T1) at rear of garden of 2 Clarence Court - crown reduction of a tree under a TPO to approx half height to reduce the risk of failure of hollow basal stem and remove dead/dying branches. Works are following advice from Arboricultural Consultant in 2023. That report is attached to this planning application.
- Documents
- 8 docs on file
- Reference
- HGY/2023/2601
We flagged 2 things worth checking at 2 Clarence Court
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
2 Clarence Court has more than tripled in price since its earliest registered sale in 2007.
£502,000
Modelled from EPC, postcode comparables and a sale-price growth of 9.0% per year over 14 years.
£493,000
Growth on file: 9.0% per year over 14 years.
Sales timeline
28 June 2021Most recent
£493,000
+105.4%over 11 years29 April 2010
£240,000
+57.9%over 2 years14 October 2007
£152,000
Median price across the last 5 sales in N22 8PH: £400,000 (2025–2014).
Everything we know about 2 Clarence Court, 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 Clarence Road homes
EPC Rating for 2 Clarence Court runs comfortably ahead of the street norm.
Price per m²
£7,703
Street avg £4,585
Floor Area
64 m²
Street avg 65 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.2 t/year
Street avg 3.0 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
0.4 km
Bowes Park — railway station.
Closest school
0.5 km
Bounds Green Junior School. 62 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
54.3dB
Night-time· 23:00 – 07:00
44.2dB