11a, Horsell Road, London, N5 1XL
About 11a
11a is a mid-terrace house in London (N5 1XL). It has a recorded floor area of 58 m² (around 624 sq ft) and construction records dating it to 1900-1929. The latest certificate (December 2022) shows a D (score 64), on the cusp of jumping into the C band. Earlier certificates rated it C (June 2009); the latest reading is one band lower. Between certificates, window efficiency went from Very Poor to Poor and lighting went from Poor to Very Good. The recommended improvements would push it to C (score 74). At 58 m² this is the 2nd smallest of 15 units on EPC record in the building, where floor areas span 35–106 m². The building's EPC ratings span F to C across 15 units on file.
At 58 m² it's 21.6% smaller than the typical home in the postcode (74 m² median across 29 EPCs).
Know exactly what you're buying at 11a
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
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 changed
Window efficiency improved
More low energy lighting installed
Heating controls upgraded for better temperature management
Planning history
11a has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
11a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£623,000
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 N5 1XL: £850,000 (2024–2018).
Nearby sales in N5 1XL
Everything we know about 11a, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Horsell Road homes
Floor Area for 11a lags the street by a wide margin.
EPC Rating
64 (D)
Street avg 61 (D)
Floor Area
58 m²
Street avg 70 m²
CO₂ Emissions
2.7 t/year
Street avg 3.3 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
Similar properties nearby
1 Drayton Park Mews, Islington
N5 1NR
1 Hurlock Street, Islington
N5 1EQ
1 Coach House Lane, Islington
N5 1AW
1 Jack Walker Court, Islington
N5 1SG
1 Highbury Hill, Islington
N5 1SU
1 Eaststand Apartments, Highbury Stadium Square, Islington
N5 1FE
1 Battledean Road, Islington
N5 1UX
1 Avenell Road, Islington
N5 1DP
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
8/mo
Rising year-on-year across the wider district.
Nearest stop
0.2 km
Liverpool Road — bus stop.
Closest school
0.2 km
Drayton Park Primary School. 96 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
55.5dB
Night-time· 23:00 – 07:00
45.3dB