98a, West Heath Road, Barnet, London, NW3 7TU
About 98a
98a is a semi-detached house in Barnet, London, London (NW3 7TU). It has a recorded floor area of 205 m² (around 2207 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (May 2023) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since July 2010. Between certificates, window efficiency went from Poor to Average and lighting went from Very Poor to Very Good; while wall efficiency dropped from Good to Poor and roof efficiency dropped from Good to Very Poor. The recommended improvements would lift it to B (score 81), a 2-band jump.
At 205 m² it sits well below the postcode median (474 m² across 5 EPCs), making it one of the more compact homes locally. One planning record on file: tree works approved in 2021. Past consents include tree works, meaningful when judging how the property has evolved.
Know exactly what you're buying at 98a
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
98a's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water efficiency decreased
Windows upgraded, improving insulation
More low energy lighting installed
Planning history
- May 2021Tree WorksTreesIn report
1 x Lime (T8 in the report and plan) - Reduce height and spread by 3 - 4m and reshape. Standing in group G69 of Tree Preservation Order;3 x Lime (T7, T9, T10 in the report and plan) - Reduce height and spread by up to 2.5m and reshape. Standing in group G69 of Tree Preservation Order(Treatment proposed in addition to that consented under application ref. TPP/0615/19 - date of decision 7/10/2019)
- Agent
- Simon Pryce Arboriculture
- Documents
- 12 docs on file
- Reference
- TPP/0298/21
We flagged 1 thing worth checking at 98a
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
98a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£1,799,000
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 7TU: £3,250,000 (2024–2013).
Nearby sales in NW3 7TU
126 West Heath Road, Barnet, London, NW3 7TU
Sold Jun 2024
£3,250,000124 West Heath Road, Barnet, London, NW3 7TU
Sold Nov 2022
£4,800,000112 West Heath Road, Barnet, London, NW3 7TU
Sold Nov 2015
£1,600,000110 West Heath Road, Barnet, London, NW3 7TU
Sold Jul 2013
£1,425,000124a, West Heath Road, Barnet, London, NW3 7TU
Sold Oct 2002
£1,850,000
Everything we know about 98a, 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 West Heath Road homes
Floor Area for 98a lags the street by a wide margin.
EPC Rating
60 (D)
Street avg 66 (D)
Floor Area
205 m²
Street avg 411 m²
CO₂ Emissions
8.5 t/year
Street avg 14.0 t/year
Habitable Rooms
5 rooms
Street avg 8 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
0.3 km
Dunstan Road Child's Hill — bus stop.
Closest school
0.7 km
All Saints' CofE Primary School NW2. 45 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
51.3dB
Night-time· 23:00 – 07:00
42.2dB