85b, York Way, London, N7 9QF
About 85b
85b is a mid-terrace house in London (N7 9QF). It has a recorded floor area of 80 m² (around 861 sq ft) and construction records dating it to 1900-1929. At 80 m² this is the 17th smallest of 22 units on EPC record in the building, where floor areas span 24–91 m². The building's EPC ratings span D to C, with this unit at the top. The latest certificate (July 2023) shows a C (score 71). When first surveyed in April 2009 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Good to Very Good. The recommended improvements would push it to B (score 81).
At 80 m² the property is well over the postcode median (58 m² across 54 EPCs), placing it in the larger end of the local stock.
Know exactly what you're buying at 85b
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls changed
More low energy lighting installed
Planning history
85b has no planning applications on record.
Notable planning nearby
3applications of note in the surrounding area
We flagged 1 thing worth checking at 85b
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
30-day money-back guarantee
Sales history & valuation
85b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£635,000
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 9QF: £460,000 (2025–2020).
Nearby sales in N7 9QF
Everything we know about 85b, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
Versus other York Way homes
85b outperforms the street on habitable rooms by a wide margin.
EPC Rating
71 (C)
Street avg 69 (D)
Floor Area
80 m²
Street avg 58 m²
CO₂ Emissions
2.6 t/year
Street avg 2.4 t/year
Habitable Rooms
5 rooms
Street avg 3 rooms
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The neighbourhood at a glance
Reported crime in the wider district is trending notably upward year-on-year.
Crime
12/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
Brewery Road (N7) — bus stop.
Closest school
0.3 km
Brecknock Primary School. 84 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
55.8dB
Night-time· 23:00 – 07:00
45.9dB