13b, Dagmar Road, Southwark, London, SE5 8NZ
About 13b
13b is a mid-terrace house in Southwark, London, London (SE5 8NZ). It has a recorded floor area of 56 m² (around 603 sq ft), construction records dating it to before 1900 and council tax band B. At 56 m² this is the 35th smallest of 73 units on EPC record in the building, where floor areas span 30–191 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 (79 versus a worst of 55). The latest certificate (December 2016) shows a C (score 79), near the top of the C band. The rating has held steady at C across 2 certificates since April 2014. Between certificates, window efficiency went from Very Poor to Good. The recommended improvements would push it to B (score 81).
One planning record on file: subdivision approved in 2014. Past consents include subdivision, meaningful when judging how the property has evolved.
Know exactly what you're buying at 13b
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
13b's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Single glazing replaced with double or better glazing
Low energy lighting percentage decreased
Planning history
Council records show a subdivision application — the property's legal arrangement has been altered.
- May 2014SubdivisionOutlineIn report
Internal alterations to change Flats A and B from one bedroom flats to two bedroom flats; refurbishment of Flats C and D; external work comprising the replacement of roof surfaces throughout, the rebuilding / replacement of the half basement steps / retaining wall & ground floor boundary wall with metal railings to the front, and the replacement of windows to the rear extension like for like.
- Agent
- Tangram Architects
- Documents
- 1 doc on file
- Reference
- 14/AP/1041
We flagged 2 things worth checking at 13b
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.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
13b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£478,000
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 SE5 8NZ: £550,000 (2025–2025).
Nearby sales in SE5 8NZ
Basement Flat, 14 Dagmar Road, Southwark, London, SE5 8NZ
Sold Oct 2025
£635,00019a, Dagmar Road, Southwark, London, SE5 8NZ
Sold Jul 2025
£900,00024b, Dagmar Road, Southwark, London, SE5 8NZ
Sold Mar 2025
£495,000Flat A, 8 Dagmar Road, Southwark, London, SE5 8NZ
Sold Mar 2025
£550,000Ground Floor Flat, 12 Dagmar Road, London, SE5 8NZ
Sold Jan 2025
£320,000
Everything we know about 13b, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other Dagmar Road homes
On epc rating, 13b stands well clear of the street.
EPC Rating
79 (C)
Street avg 68 (D)
Floor Area
56 m²
Street avg 60 m²
CO₂ Emissions
1.2 t/year
Street avg 2.3 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
13/mo
Rising year-on-year across the wider district.
Nearest stop
0.2 km
Vestry Road — bus stop.
Closest school
0.3 km
Lyndhurst Primary School. 95 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
54.0dB
Night-time· 23:00 – 07:00
44.0dB