15b, Elder Avenue, Haringey, London, N8 9TE

15b is a two-bedroom end-of-terrace house in Haringey, London, London (N8 9TE). It has a recorded floor area of 132 m² (around 1421 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (April 2020) shows an E (score 46), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since October 2008. Between certificates, hot-water efficiency went from Good to Very Good and lighting went from Very Poor to Average; while wall efficiency dropped from Good to Very Poor and window efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 74), a 2-band jump.

It hasn't traded since October 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Sale prices here have outpaced London HPI: 36.5% per year against 0% for the wider region. Today's modelled estimate of £520,000 sits 52.9% above the 2009 sale of £340,000. On a £-per-square-foot basis, the last sale (£239/sq ft) was about 38.2% below the postcode norm. At 132 m² the property is well over the postcode median (85 m² across 15 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs). One planning record on file: an extension approved in 2006. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved.