Top Floor Flat, 21 Balfour Road, London, N5 2HB

Top Floor Flat is a mid-terrace house in London (N5 2HB). It has a recorded floor area of 50 m² (around 538 sq ft) and construction records dating it to before 1900. The latest certificate (April 2025) shows an E (score 39), well below the UK norm with real room to improve. Earlier certificates rated it D (April 2012); the latest reading is one band lower. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Good to Very Good; while hot-water efficiency dropped from Good to Very Poor and main heating dropped from Good to Very Poor. The recommended improvements would lift it to C (score 79), a 2-band jump. Main heating runs on to be used only when there is no heating/hot.

Across 2012–2021, sale prices on this property compounded at 8.6% per year. Today's modelled estimate of £974,000 is 22.4% below the 2021 sale of £1,255,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£2,332/sq ft) was about 403.9% above the typical sold price in the postcode. At 50 m² it sits well below the postcode median (90 m² across 40 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 85% of similar EPCs). 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Sold June 2021 for £1,255,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.