12b, Eton Road, Camden, London, NW3 4SS
About 12b
12b is a mid-terrace house in Camden, London, London (NW3 4SS). It has a recorded floor area of 72 m² (around 775 sq ft) and construction records dating it to 1930-1949. At 72 m² this is the 3rd smallest of 11 units on EPC record in the building, where floor areas span 68–508 m². The building's EPC ratings span D to C, with this unit at the top. The latest certificate (January 2021) shows a C (score 71). When first surveyed in December 2009 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Poor to Very Good. The recommended improvements would push it to B (score 81).
Held since June 1998 — that's 28 years off the open market, well above the local norm. Across 1995–1998, sale prices on this property compounded at 10.6% per year. Today's modelled estimate of £690,000 sits 263.2% above the 1998 sale of £190,000. On a £-per-square-foot basis, the last sale (£245/sq ft) was about 66.3% below the postcode norm. One planning record on file: an extension approved in 2000. Past consents include an extension, meaningful when judging how the property has evolved.
Know exactly what you're buying at 12b
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
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Wall insulation improved
More low energy lighting installed
Planning history
- Oct 2000ExtensionFullIn report
Extension: Rear of property
The erection of a balcony at rear first floor level and alteration of window to door, as shown on drawing numbers: 001B, 002C and 003B.
- Documents
- 8 docs on file
- Reference
- PEX0000602
We flagged 1 thing worth checking at 12b
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
12b's modelled value sits at over four times its earliest registered sale price (1995).
£690,000
Modelled from EPC, postcode comparables and a sale-price growth of 10.6% per year over 3 years.
£190,000
Growth on file: 10.6% per year over 3 years.
Sales timeline
25 June 1998Most recent
£190,000
+38.7%over 3 years30 March 1995
£137,000
Median price across the last 5 sales in NW3 4SS: £825,000 (2025–2021).
Everything we know about 12b, 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 Eton Road homes
12b outperforms the street on years held by a wide margin.
Price per m²
£2,639
Street avg £10,778
Floor Area
72 m²
Street avg 73 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.4 t/year
Street avg 3.1 t/year
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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
0.1 km
Eton Road / Chalk Farm — bus stop.
Closest school
0.4 km
St Paul's Church of England Primary School. 68 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
53.5dB
Night-time· 23:00 – 07:00
42.6dB