13c, Eton Road, London, NW3 4SS
About 13c
13c is a semi-detached house in London (NW3 4SS). It has a recorded floor area of 80 m² (around 861 sq ft), construction records dating it to 1900-1929 and council tax band F. At 80 m² this is the 12th smallest of 13 units on EPC record in the building, where floor areas span 34–126 m². The building's EPC ratings span E to C across 13 units on file. The latest certificate (October 2012) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 79). The latest certificate is from October 2012, so improvements made since then won't be reflected.
One planning record on file: a loft conversion approved in 2016. Past consents include a loft conversion, meaningful when judging how the property has evolved. Across 2004–2024, sale prices on this property compounded at 3.3% per year. Today's modelled estimate of £826,000 is 22.4% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£784/sq ft) was about 26.3% above the typical sold price in the postcode. Last sale on file: £675,000 in June 2024.
Know exactly what you're buying at 13c
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
13c's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 12 Oct 2022
EPC Rating
Planning history
- Jan 2016Loft ConversionFullIn report
Alterations at roof level including installation of dormer with terrace in side roofslope and 2 x rooflights on front and 2 x rooflights on rear roofslope.
- Documents
- 9 docs on file
- Reference
- 2015/5239/P
We flagged 1 thing worth checking at 13c
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
13c valuation sits well clear of the typical sold price in this postcode.
£826,000
Modelled from EPC, postcode comparables and a sale-price growth of 3.3% per year over 20 years.
£675,000
Growth on file: 3.3% per year over 20 years.
Sales timeline
30 June 2024Most recent
£675,000
+90.4%over 19 years19 August 2004
£354,500
Median price across the last 5 sales in NW3 4SS: £835,000 (2025–2020).
Everything we know about 13c, 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
On years held, 13c runs well behind the street norm.
Price per m²
£8,438
Street avg £10,053
Floor Area
80 m²
Street avg 73 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
3.1 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