35a, Horsell Road, London, N5 1XL
About 35a
35a is a mid-terrace house in London (N5 1XL). It has a recorded floor area of 72 m² (around 775 sq ft) and construction records dating it to 1900-1929. At 72 m² this is the 8th 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. The latest certificate (April 2013) shows a D (score 59), a step below the typical UK home. The recommended improvements would push it to C (score 78). The latest certificate is from April 2013, so improvements made since then won't be reflected.
Held since September 2006 — that's 20 years off the open market, well above the local norm. Today's modelled estimate of £674,000 sits 79.7% above the 2006 sale of £375,000. On a £-per-square-foot basis, the last sale (£484/sq ft) was about 15.5% below the postcode norm.
Know exactly what you're buying at 35a
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
35a's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 14 Apr 2023
EPC Rating
Planning history
35a has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
35a valuation sits well clear of the typical sold price in this postcode.
£674,000
Modelled from EPC, postcode comparables.
£375,000
Recorded with HM Land Registry.
Sales timeline
28 September 2006Most recent
£375,000
Median price across the last 5 sales in N5 1XL: £850,000 (2024–2018).
Nearby sales in N5 1XL
Everything we know about 35a, 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
On habitable rooms, 35a stands well clear of the street.
Price per m²
£5,208
Street avg £8,040
Floor Area
72 m²
Street avg 70 m²
Habitable Rooms
5 rooms
Street avg 3 rooms
CO₂ Emissions
3.6 t/year
Street avg 3.2 t/year
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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