Energy Performance Certificate
784a, High Road
N12 9BN
LONDON
Current
F
35
Potential
D
68
This F-Rated Property Costs Significantly More to Run
This Property
£2,292
estimated per year
UK Average
£1,800
per year
After Improvements
£1,097
potential per year
This property costs approximately £492 more per year than the UK average. Recommended improvements could save up to £1,195 annually.
⚖️ Landlord Legal Compliance — Action Required
This F-rated property does not meet the Minimum Energy Efficiency Standards (MEES). Since April 2020, landlords cannot legally let properties rated F or G without a valid registered exemption. Fines of up to £30,000 apply. Immediate improvements are required to reach at least an E rating.
💰 Government Grants Available for This Property
🏛️ BUS Grant
£7,500
Off the cost of an air source heat pump. Available now — limited places.
Check Eligibility →🏠 ECO4 Scheme
Free
Free insulation & heating upgrades for eligible households on benefits or low income.
Check Eligibility →📉 0% VAT
Save ~20%
Zero VAT on heat pumps, insulation, and solar panels until 2027. Applies automatically.
Get Solar Quote →How to Improve This F-Rated Property
With the right upgrades, this property could reach a D rating — saving up to £1,195 per year. Improvements are ranked by return on investment.
Showing quick wins with fastest payback first
💰 Save £1,945/year
With 4 selected upgrades
Future Energy Price Simulator
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Your Savings Today
£1,945/yr
£19,450 over 10 years
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£1,945/yr
£19,450 over 10 years
Build Your Upgrade Plan
Sorted by best return on investment (quick wins first)
Loft Insulation
Your roof is rated Very Poor. Cheapest upgrade with fastest payback — top up to 270mm.
Air Source Heat Pump
Ultra-efficient heating with £7,500 government grant. OVO: MCS certified installation.
External Wall Insulation
Your walls are rated Very Poor. External insulation can dramatically cut heat loss.
Double Glazing
Your windows are rated Poor. Modern A-rated double glazing reduces drafts and heat loss.
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Why Does This Property Have a F Rating?
This detached maisonette is located in LONDON, N12 9BN. The property offers 143m² (1539 sq ft) of spacious living space with 5 habitable rooms. It is a characterful interwar or early 20th century home. Currently rated F (35/100) for energy efficiency, this property would benefit significantly from energy improvements. With recommended improvements, it could achieve a D rating (68/100). The gas central heating system has good efficiency, indicating a relatively modern, well-maintained boiler. The solid walls lack insulation. Solid wall insulation (external or internal) typically costs £8,000-£14,000 but can reduce heat loss by up to 35% and improve your EPC rating by 1-2 bands. The flat roof has poor insulation. Flat roof insulation is more complex but essential for preventing heat loss and condensation issues, typically costing £1,000-£3,000 depending on access and method. Double glazing is installed, though the efficiency rating suggests older units. Modern low-E double glazing can be up to 40% more efficient than units installed before 2002. Estimated annual energy costs are £2292, comprising £2086 for heating, £127 for hot water, and £79 for lighting. The property produces 11.0 tonnes of CO2 per year, which is high for a UK home. The property last sold in January 2017 for £1,600,000. IMPORTANT FOR LANDLORDS: With an EPC rating of F, this property does not meet the Minimum Energy Efficiency Standards (MEES). Since April 2020, landlords cannot legally let properties rated F or G without registering a valid exemption. Penalties for non-compliance can reach up to £30,000. Immediate improvements are required to bring the property to at least an E rating.
Energy Efficiency Rating
📊 Official EPC Register DataCurrent Rating
Achievable Rating
With recommended improvements
Based on assessment dated 22 Jun 2015
What's Causing the Poor Energy Rating?
The EPC assessor rated each element of this property. Poor and average ratings are the biggest opportunities for improvement.
🧱 Walls
Solid brick, as built, no insulation (assumed)
🏗️ Roof
Flat, no insulation (assumed)
🪟 Windows
Some double glazing
📦 Floor
(other premises below)
🔥 Heating
Boiler and radiators, mains gas
🚿 Hot Water
NaN
💡 Lighting
100.0% low energy — Low energy lighting in all fixed outlets
Property Information
Full Address
784a, High Road
N12 9BN
LONDON
Property Type
Maisonette
Detached
Construction Age
England and Wales: 1900-1929
Floor Area
143.0 m²
5.0 total rooms
CO₂ Emissions
11.0 tonnes/year
78 kg/m²
Energy Consumption
440 kWh/m²/year
F-Rated Properties in LONDON
LONDON properties with F ratings are among the least energy efficient in the area. Properties in this postcode district (N12) that have undergone improvement works have seen significant increases in EPC ratings and corresponding reductions in energy bills.
Annual Running Costs — Current vs Potential
🔥 Heating
Boiler and radiators, mains gas
£2086 /yr
Save £1183/yr with improvements
🚿 Hot Water
£127 /yr
Save £14/yr with improvements
💡 Lighting
100.0% low energy
£79 /yr
💷 Sales History
Note: EPC improvements typically add 3–5% per band to property value. Moving from F to D could add significant value.
£1,600,000
O
Jan 2017
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Broadband & Connectivity
Average download speed: 69 Mbps
Download Speed
Upload Speed
Available Providers
What do these speeds mean? 10-30 Mbps: Good for browsing and streaming. 30-100 Mbps: Great for multiple users and HD streaming. 100-300 Mbps: Excellent for 4K streaming and gaming. 300+ Mbps: Perfect for large households and heavy internet use.
Data source: Broadband speeds are from Ofcom Connected Nations 2025 report (July 2025 release). Data shows typical speeds available in this postcode area. Actual speeds at this specific property may vary depending on line quality, distance from exchange, and chosen provider. Always verify availability with providers before committing.
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More Properties in the N12 Area
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About this EPC: Energy Performance Certificates are valid for 10 years and are required when a property is built, sold, or rented.
Data Sources: UK Energy Performance Certificate Register, HM Land Registry Price Paid Data, Police.uk crime statistics.
Public sector information licensed under the Open Government Licence v3.0.