33b, Heddington Grove, Islington, London, N7 9SY
About 33b
33b is a mid-terrace house in Islington, London, London (N7 9SY). It has a recorded floor area of 43 m² (around 463 sq ft), construction records dating it to 1983-1990 and council tax band D. At 43 m² this is the 12th smallest of 33 units on EPC record in the building, where floor areas span 35–115 m². The building's EPC ratings span E to B across 33 units on file. The latest certificate (April 2013) shows a D (score 64), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 75). Main heating runs on electricity. The latest certificate is from April 2013, so improvements made since then won't be reflected.
Untraded for 25 years, with the last transfer in October 2001. Today's modelled estimate of £320,000 sits 532.4% above the 2001 sale of £50,600. On a £-per-square-foot basis, the last sale (£109/sq ft) was about 68.4% below the postcode norm. At 43 m² it's 16.8% smaller than the typical home in the postcode (52 m² median across 32 EPCs).
Know exactly what you're buying at 33b
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
33b'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This certificate is over 10 years old and is no longer valid.Expired 16 Apr 2023
EPC Rating
Planning history
33b has no planning applications on record.
Notable planning nearby
3applications of note in the surrounding area
We flagged 1 thing worth checking at 33b
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
33b's modelled value sits at over four times its earliest registered sale price (2001).
£320,000
Modelled from EPC, postcode comparables.
£50,600
Recorded with HM Land Registry.
Sales timeline
18 October 2001Most recent
£50,600
Median price across the last 5 sales in N7 9SY: £318,000 (2024–2021).
Nearby sales in N7 9SY
40 Heddington Grove, Islington, London, N7 9SY
Sold Jan 2024
£278,00017 Heddington Grove, Islington, London, N7 9SY
Sold May 2023
£343,0009 Heddington Grove, Islington, London, N7 9SY
Sold Apr 2023
£380,00044 Heddington Grove, Islington, London, N7 9SY
Sold Nov 2021
£318,00051 Heddington Grove, Islington, London, N7 9SY
Sold Oct 2021
£157,500
Everything we know about 33b, 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 Heddington Grove homes
On price per m², 33b runs well behind the street norm.
Price per m²
£1,177
Street avg £5,156
Floor Area
43 m²
Street avg 47 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
3.5 t/year
Street avg 2.5 t/year
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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
Holloway Road Underground Station — subway entrance.
Closest school
0.3 km
Sacred Heart Catholic Primary School. 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
57.8dB
Night-time· 23:00 – 07:00
49.0dB