9b, Horsell Road, London, N5 1XL
About 9b
9b is a mid-terrace house in London (N5 1XL). It has a recorded floor area of 98 m² (around 1055 sq ft) and construction records dating it to 1900-1929. The latest certificate (January 2009) shows an E (score 52), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 64). The latest certificate is from January 2009, so improvements made since then won't be reflected.
At 98 m² the property is well over the postcode median (72 m² across 29 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 72% of similar EPCs).
Know exactly what you're buying at 9b
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
9b's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 20 Jan 2019
EPC Rating
Planning history
9b has no planning applications on record.
The full report still covers planning activity across the surrounding area.
Sales history & valuation
9b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£958,000
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 9b, 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 epc rating, 9b runs well behind the street norm.
EPC Rating
52 (E)
Street avg 66 (D)
Floor Area
98 m²
Street avg 161 m²
CO₂ Emissions
6.0 t/year
Street avg 4.8 t/year
Habitable Rooms
6 rooms
Street avg 5 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