7b, Horsell Road, Islington, London, N5 1XL
About 7b
7b is a mid-terrace house in Islington, London, London (N5 1XL). It has a recorded floor area of 44 m² (around 474 sq ft) and construction records dating it to before 1900. At 44 m² this is the smallest unit on EPC record across the building (44–278 m²). The building's EPC ratings span E to B across 15 units on file. The latest certificate (July 2013) shows a C (score 71). The latest certificate is from July 2013, so improvements made since then won't be reflected.
At 44 m² it sits well below the postcode median (74 m² across 29 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 72% of similar EPCs).
Know exactly what you're buying at 7b
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
7b'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This certificate is over 10 years old and is no longer valid.Expired 08 Jul 2023
EPC Rating
Planning history
7b has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
7b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£468,000
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 7b, 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 co₂ emissions, 7b stands well clear of the street.
EPC Rating
71 (C)
Street avg 61 (D)
Floor Area
44 m²
Street avg 71 m²
CO₂ Emissions
1.7 t/year
Street avg 3.3 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
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