83 85, Flat 5, Holloway Road, London, N7 8LT
About 83 85
83 85 is a semi-detached house in London (N7 8LT). It has a recorded floor area of 35 m² (around 377 sq ft) and construction records dating it to 1900-1929. At 35 m² this is the smallest unit on EPC record across 83 85 (35–51 m²). The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (40 versus a best of 76). The latest certificate (November 2023) shows an E (score 40), well below the UK norm with real room to improve. Earlier certificates rated it C (September 2011); the latest reading is 2 bands lower. Between certificates, wall efficiency dropped from Good to Very Poor and window efficiency dropped from Very Good to Average. The recommended improvements would lift it to C (score 80), a 2-band jump. Main heating runs on electricity.
At 35 m² it's 23.9% smaller than the typical home in the postcode (46 m² median across 58 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 81% of similar EPCs).
Know exactly what you're buying at 83 85
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
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls changed
More low energy lighting installed
Planning history
83 85 has no planning applications on record.
Notable planning nearby
3applications of note in the surrounding area
Sales history & valuation
83 85 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£550,000
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 N7 8LT: £850,000 (2024–2024).
Nearby sales in N7 8LT
119 Holloway Road, Islington, London, N7 8LT
Sold Nov 2024
£850,00089 Holloway Road, Islington, London, N7 8LT
Sold Oct 2024
£925,00089a, Holloway Road, Islington, London, N7 8LT
Sold Sept 2024
£635,000Flat 3, 101 Holloway Road, London, N7 8LT
Sold Jul 2024
£256,000Flat A, 93 Holloway Road, London, N7 8LT
Sold Dec 2023
£2,010,000
Everything we know about 83 85, 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 Holloway Road homes
EPC Rating for 83 85 lags the street by a wide margin.
EPC Rating
40 (E)
Street avg 65 (D)
Floor Area
35 m²
Street avg 45 m²
CO₂ Emissions
2.9 t/year
Street avg 2.4 t/year
Habitable Rooms
2 rooms
Street avg 3 rooms
Similar properties nearby
154, Flat 3, Holloway Road
N7 8DD
154, Flat 4, Holloway Road
N7 8DD
154, Flat 2, Holloway Road
N7 8DD
154 160, Flat H, Watkinson Road, Islington
N7 8EU
154 160, Flat K, Watkinson Road, Islington
N7 8EU
154, Flat 5, Holloway Road
N7 8DD
154, Flat 6, Holloway Road
N7 8DD
154 160, Flat G, Watkinson Road, Islington
N7 8EU
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
12/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
St Mary Magdalene Church — bus stop.
Closest school
0.2 km
St Mary Magdalene Academy. 94 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
56.1dB
Night-time· 23:00 – 07:00
46.0dB