12b, Thorold Road, Haringey, London, N22 8YE
About 12b
12b is an end-of-terrace house in Haringey, London, London (N22 8YE). It has a recorded floor area of 40 m² (around 431 sq ft) and construction records dating it to 2003-2006. At 40 m² this is the 3rd smallest of 43 units on EPC record in the building, where floor areas span 26–149 m². The building's EPC ratings span E to B across 43 units on file. The latest certificate (January 2018) shows a C (score 75), near the top of the C band.
8 planning records sit against the property, 5 approved, 3 refused. Past consents include an extension, subdivision and change of use to residential, meaningful when judging how the property has evolved. The record references conservation-area consent, which constrain future alterations. At 40 m² it sits well below the postcode median (80 m² across 58 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 12b
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
12b's carbon output is low for the local stock.
EPC Rating
Planning history
Council records show a subdivision application — the property's legal arrangement has been altered.
- May 2017ConditionsIn report
Approval of details pursuant to condition 11 (Construction Management Plan (CMP) and Construction Logistics Plan (CLP)) attached to planning permission HGY/2016/2086
- Documents
- 7 docs on file
- Reference
- HGY/2017/0961
- Mar 2017ExtensionFullIn report
Extension: Rear of property
Amendments to planning permission HGY/2014/3201 to provide a larger two storey element, providing an additional two bedroom flat (above the approved conversion of the ground floor offices and garages in the rear part of 12B Thorold Road for conversion and extension of rear offices to form 3 x one bedroom flats)
- Documents
- 47 docs on file
- Reference
- HGY/2016/2086
We flagged 2 things worth checking at 12b
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
12b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£276,000
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 8YE: £675,000 (2025–2023).
Nearby sales in N22 8YE
33 Thorold Road, Haringey, London, N22 8YE
Sold Jul 2025
£880,000Flat 2, 5 Thorold Road, London, N22 8YE
Sold Sept 2024
£490,00050 Thorold Road, Haringey, London, N22 8YE
Sold Jun 2024
£675,00039 Thorold Road, Haringey, London, N22 8YE
Sold Nov 2023
£720,000Flat 1, 5 Thorold Road, London, N22 8YE
Sold May 2023
£561,500
Everything we know about 12b, 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 Thorold Road homes
On co₂ emissions, 12b stands well clear of the street.
EPC Rating
75 (C)
Street avg 69 (D)
Floor Area
40 m²
Street avg 55 m²
CO₂ Emissions
1.3 t/year
Street avg 2.1 t/year
Habitable Rooms
2 rooms
Street avg 3 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
Bowes Park — railway station.
Closest school
0.4 km
Bounds Green Junior School. 61 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
53.8dB
Night-time· 23:00 – 07:00
43.4dB