78a, Haverstock Hill, Camden, London, NW3 2BE
About 78a
78a is a detached house in Camden, London, London (NW3 2BE). It has a recorded floor area of 112 m² (around 1206 sq ft) and construction records dating it to before 1900. At 112 m² this is the largest unit on EPC record across 78a (42–112 m²). The building's EPC ratings span D to C, with this unit at the top. On EPC score it ranks first in the building (78 versus a worst of 55). The latest certificate (December 2025) shows a C (score 78), near the top of the C band. When first surveyed in October 2010 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Good, window efficiency went from Very Poor to Average and lighting went from Very Poor to Good. This certificate was lodged in the last six months, so the rating reflects current condition.
At 112 m² the property is well over the postcode median (73 m² across 32 EPCs), placing it in the larger end of the local stock.
Know exactly what you're buying at 78a
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
The EPC has just been inspected, so the rating reflects current condition.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls changed
Single glazing replaced with double or better glazing
Wall insulation improved
Windows upgraded, improving insulation
More low energy lighting installed
Heating controls upgraded for better temperature management
Wall insulation improved
Planning history
78a has no planning applications on record.
Notable planning nearby
1applications of note in the surrounding area
Sales history & valuation
78a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£1,067,000
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 NW3 2BE: £650,000 (2024–2021).
Nearby sales in NW3 2BE
Basement Flat, 72 Haverstock Hill, London, NW3 2BE
Sold Jan 2024
£650,000Flat 1, 70 Haverstock Hill, London, NW3 2BE
Sold Feb 2023
£987,00082 Haverstock Hill, Camden, London, NW3 2BE
Sold Mar 2022
£25,000Flat 2, 70 Haverstock Hill, London, NW3 2BE
Sold Sept 2021
£650,000Flat 6, 70 Haverstock Hill, London, NW3 2BE
Sold Aug 2021
£1,000,000
Everything we know about 78a, 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?
Versus other Haverstock Hill homes
Floor Area for 78a runs comfortably ahead of the street norm.
EPC Rating
78 (C)
Street avg 69 (D)
Floor Area
112 m²
Street avg 76 m²
CO₂ Emissions
2.2 t/year
Street avg 2.8 t/year
Habitable Rooms
4 rooms
Street avg 3 rooms
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
6/mo
Rising year-on-year across the wider district.
Nearest stop
0.0 km
Haverstock Hill / Steeles Village — bus stop.
Closest school
0.3 km
Haverstock School. 66 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
54.2dB
Night-time· 23:00 – 07:00
43.6dB