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9b, Downside Crescent, London, NW3 2AN

1 planning record
Property type
Semi-detached
Habitable rooms
9
From EPC
Floor area
307 m²
3305 sq ft
Energy rating
C
Score 71
Tenure
Owner Occupied
Overview

About 9b

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

9b is a semi-detached house in London (NW3 2AN). It has a recorded floor area of 307 m² (around 3305 sq ft) and construction records dating it to before 1900. The latest certificate (July 2024) shows a C (score 71). The rating has held steady at C across 4 certificates since March 2011. Between certificates, wall efficiency went from Very Poor to Good, window efficiency went from Poor to Average and lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good.

At 307 m² the property is well over the postcode median (78 m² across 37 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £3,416,000 sits 241.6% above the 2021 sale of £1,000,000. On a £-per-square-foot basis, the last sale (£303/sq ft) was about 38.3% below the postcode norm. One planning record on file: subdivision approved in 2021. Past consents include subdivision, meaningful when judging how the property has evolved. Last sale on file: £1,000,000 in June 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Before you offer

Know exactly what you're buying at 9b

Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.

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Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

9b's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 4)
Jul 2024

EPC Rating

A
B
C
C71
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
8.6 t/year
Occupancy
Owner Occupied

Property Improvements

Changes detected from historical EPC data

Sept 2011from Mar 2011
EPC improved fromC72toE42
Heating Controls
FullProg + Stat

Heating controls changed

Hot Water
Very GoodGood

Hot water efficiency decreased

Mar 2021from Sept 2011
EPC improved fromE42toC72
Heating Controls
Prog + StatFull

Heating controls upgraded for better temperature management

Windows
SinglePartial Double

Single glazing replaced with double or better glazing

Walls
Very PoorPoor

Wall insulation improved

Low Energy Lighting
0%100%

More low energy lighting installed

Jul 2024from Mar 2021
Heating Controls
FullFull Control

Heating controls upgraded for better temperature management

Windows
Partial DoubleFull Double

Windows upgraded, improving insulation

Walls
PoorGood

Wall insulation improved

Planning

Planning history

Applications and permits filed against 9b, Downside Crescent, London, NW3 2AN, sourced from the PlanIt planning register.

Council records show a subdivision application — the property's legal arrangement has been altered.

  1. Nov 2021
    SubdivisionOutline
    In report

    Amalgamation of 2 bed flat on first floor with 2 bed flat on second floor to create a 4 bed residential unit (Class C3)

    Documents
    9 docs on file
    Reference
    2021/5171/P
    View planning record

What's in 9b, Downside Crescent, London, NW3 2AN's planning history?

Refusals, disputes and full decisions on this property and nearby, in the report.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

9b's estimated value is more than triple its earliest registered sale price (2021).

Current estimate

£3,416,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2021)

£1,000,000

Recorded with HM Land Registry.

Sales timeline

  1. 29 June 2021Most recent

    £1,000,000

Median price across the last 5 sales in NW3 2AN: £950,000 (2024–2021).

Before you offer

Everything we know about 9b, 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?
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Preview of the full property report
On the street

Versus other Downside Crescent homes

Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.

9b is notably below the street on years held.

Price per m²

£3,257

Street avg £9,420

Below

Floor Area

307 m²

Street avg 255 m²

Strongly above

Habitable Rooms

9 rooms

Street avg 8 rooms

Above

CO₂ Emissions

8.6 t/year

Street avg 8.3 t/year

Below
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£2.9m

1 Courthope Road, Camden

NW3 2LE

5 bed2 bath
£2.2m

1 Lisburne Road, Camden

NW3 2NS

£2.0m

1 Keats Close, Camden

NW3 2RP

£1.7m

1 Garnett Road, Camden

NW3 2XN

4 bed2 bath
£1.6m

1 Eton College Road, Camden

NW3 2BS

£1.1m

1 Mall Studios, Tasker Road, Camden

NW3 2YS

£1.1m

1 Connaught Mews, Pond Street, Camden

NW3 2NW

3 bed
£1m

1 Byron Mews, Camden

NW3 2NQ

2 bed
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the London district page.
Full London report

Rail-style transport is unusually close for this postcode.

Crime

6/mo

Rising year-on-year across the wider district.

Nearest stop

0.1 km

Downside Crescent — bus stop.

Closest school

0.3 km

Rosary Catholic Primary School. 62 schools nearby.

Go deeper on the local area

The full report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around NW3 2AN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for NW3 2AN

Daytime· 07:00 – 23:00

52.9dB

Low
Night-time road noise heatmap for NW3 2AN

Night-time· 23:00 – 07:00

42.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 9b, Downside Crescent, London, NW3 2AN. Each answer is also embedded as structured data for search engines.