13c, Blandford Road, London, W5 5RL
About 13c
13c is an end-of-terrace house in London (W5 5RL). It has a recorded floor area of 35 m² (around 377 sq ft), construction records dating it to 1930-1949 and council tax band C. At 35 m² this is the 2nd smallest of 5 units on EPC record in the building, where floor areas span 31–67 m². The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (September 2022) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since September 2011. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Good to Very Good and hot-water efficiency went from Average to Good; while window efficiency dropped from Poor to Very Poor. The recommended improvements would push it to C (score 78).
At 35 m² it sits well below the postcode median (70 m² across 15 EPCs), making it one of the more compact homes locally. One planning record on file: new windows approved in 2022. Past consents include new windows, meaningful when judging how the property has evolved.
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
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water efficiency improved
Wall insulation improved
Roof insulation improved
More low energy lighting installed
Planning history
- Apr 2022RenovationFullIn report
Replacement of all existing windows with heritage style uPVC double hung and double-glazed cased box frame and sash windows
- Agent
- Thomas & Thomas
New Windows- Documents
- 19 docs on file
- Reference
- 220747FUL
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 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£252,000
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 W5 5RL: £720,000 (2025–2019).
Nearby sales in W5 5RL
15b, Blandford Road, London, W5 5RL
Sold Feb 2025
£510,00015c, Blandford Road, London, W5 5RL
Sold Aug 2024
£555,500The Bungalow, Blandford Road, Ealing, London, W5 5RL
Sold Nov 2023
£720,00019 Blandford Road, Ealing, London, W5 5RL
Sold Dec 2021
£967,5001 Blandford Road, Ealing, London, W5 5RL
Sold May 2019
£1,200,000
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 Blandford Road homes
Habitable Rooms for 13c lags the street by a wide margin.
EPC Rating
68 (D)
Street avg 66 (D)
Floor Area
35 m²
Street avg 59 m²
CO₂ Emissions
1.7 t/year
Street avg 2.5 t/year
Habitable Rooms
1 rooms
Street avg 3 rooms
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
14/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
Warwick Road / University Of West London — bus stop.
Closest school
0.2 km
Grange Primary School. 39 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
51.1dB
Night-time· 23:00 – 07:00
40.9dB