35b, Horsell Road, London, N5 1XL
About 35b
35b is a mid-terrace house in London (N5 1XL). It has a recorded floor area of 35 m² (around 379 sq ft) and construction records dating it to before 1900. The latest certificate (April 2011) shows an E (score 50), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since July 2010. Between certificates, lighting went from Very Poor to Very Good. The latest certificate is from April 2011, so improvements made since then won't be reflected.
At 35 m² it sits well below the postcode median (74 m² across 29 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 72% of similar EPCs). Across 2006–2018, sale prices on this property compounded at 7.2% per year. Today's modelled estimate of £608,000 is 13.1% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£1,417/sq ft) was about 196.1% above the typical sold price in the postcode. Sold August 2018 for £537,500.
Know exactly what you're buying at 35b
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
35b'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This certificate is over 10 years old and is no longer valid.Expired 12 Apr 2021
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
35b has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
35b has more than doubled in price since the earliest registered sale in 2006.
£608,000
Modelled from EPC, postcode comparables and a sale-price growth of 7.2% per year over 12 years.
£537,500
Growth on file: 7.2% per year over 12 years.
Sales timeline
9 August 2018Most recent
£537,500
+55.8%over 7 years29 March 2011
£345,000
+46.8%over 4 years20 August 2006
£235,000
Median price across the last 5 sales in N5 1XL: £850,000 (2024–2018).
Nearby sales in N5 1XL
5a, Horsell Road, London, N5 1XL
Sold Sept 2024
£850,00041 Horsell Road, Islington, London, N5 1XL
Sold Apr 2022
£1,415,0001 Horsell Road, Islington, London, N5 1XL
Sold Jan 2022
£1,585,000Flat A, 31 Horsell Road, London, N5 1XL
Sold Sept 2020
£785,000Flat B, 17 Horsell Road, London, N5 1XL
Sold Mar 2018
£700,000
Everything we know about 35b, 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
Price per m² for 35b runs comfortably ahead of the street norm.
Price per m²
£15,248
Street avg £7,127
Floor Area
35 m²
Street avg 71 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
5.4 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