12 Ivy Gardens, Haringey, London, N8 9JE

12 Ivy Gardens is a two-bedroom end-of-terrace house in Haringey, London, London (N8 9JE). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to 1900-1929 and council tax band D. Tenure is freehold. At 51 m² this is the 2nd smallest of 5 units on EPC record in the building, where floor areas span 50–59 m². The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (62 versus a best of 76). Other recorded features include a basement. Period features are noted in the property record. The latest certificate (March 2015) shows a D (score 62), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since July 2013. Between certificates, wall efficiency went from Very Poor to Poor and hot-water efficiency went from Good to Very Good; while lighting dropped from Good to Very Poor. The recommended improvements would push it to C (score 79). The latest certificate is from March 2015, so improvements made since then won't be reflected.

Held since November 2008 — that's 18 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Sale prices here have outpaced London HPI: 12.5% per year against 0% for the wider region. Today's modelled estimate of £510,000 sits 104% above the 2008 sale of £250,000. On a £-per-square-foot basis, the last sale (£455/sq ft) was about 33.2% above the typical sold price in the postcode.