Estimated value today£512klast sold £74,000, 1997 · likely £467k–£557k
Energy ratingE2013 certificate, could be B
Energy bills, a year£1,490about £124 a month at 2026 prices
Price per m²£5,814/m²neighbourhood typical £5,294/m²
See 96, Manor Road from the street and the air
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What would improve this home
Its 2013 energy certificate recommends 9 measures, which together could take it from E to B. All of them together typically cost £18.3k–£34.4k.
Loft insulationtypically £100–£350
Solid wall insulation (internal or external)typically £4k–£14k
Floor insulationtypically £1.2k–£1.2k
Double or triple glazingtypically £1.4k–£1.4k
Low energy lightingtypically £40–£40
Better heating controlstypically £350–£450
New condensing boilertypically £2.2k–£3k
Solar water heatingtypically £4k–£6k
Solar panels (electricity)typically £5k–£8k
In the order the certificate lists them (usually cheapest and most effective first). Costs are the median of the ranges quoted on certificates across England and Wales, not quotes for this home. Grants may help: check the government's home energy grants service.
What's it worth with your changes?
Sale records can't see extensions, conversions or condition. Tell us what's changed since 1997 and we'll adjust the estimate, with a range that shows how sure we can be.
Low£476k
Likely£512k
High£547k
Starting value (our estimate)£512k
Range includes ±7% for the estimate itself. Effects are typical ranges, not this home's: a surveyor or local agent who sees it will do better. Work done before 1997 is already in the price. Evidence: of 573,662 homes we saw extended on their energy certificates (median +30 m²), the 123,110 that sold before and after grew a median 10.9% more than their neighbourhood: about a third of the extra space at the home's average price per m².
The home
Type
Terraced (mid-terrace)
Tenure
Freehold
Floor area
88 m² (947 sq ft), 4 habitable rooms
Built
1900-1929
Main heating fuel
gas
Sales since 1995
£42k (1996) → £74k (1997)
The estimate moves the last sale in line with the neighbourhood's like-for-like price index. It can't see extensions, condition or the market for this particular home: it is not a valuation.
A £1,543B £1,800C £2,057D £2,314E £2,828F £3,342G £3,856H £4,628
From the 2013 energy certificate, rescaled to 2026 gas and electricity prices (approximate national averages). Appliances, cooking and standing charges are not included; actual bills depend on how you live.
Getting about
Nearest station
Northumberland Park, 0.4 km (busiest route: Stratford (London))
Central London
12 km as the crow flies
Large employment centre
23 min by public transport · 9 by car
Town centre
12 min by public transport or walking
Commuting by train/Tube
28% of local workers · 18% mostly work from home
Airport
London City, 13 km
Everyday life
Weekly shop
food store about 6 min without a car
GP surgery
about 12 min
A&E
North Middlesex University Hospital, 1.5 km (CQC: Good)
Top-rated primaries
St Paul's and All Hallows CofE Infant School (0.4 km), Brook House Primary School (0.8 km), Harris Academy Tottenham (1.4 km)
Top-rated secondaries
Harris Academy Tottenham (1.4 km), Eden Girls' School, Waltham Forest (1.7 km), St Thomas More Catholic School (3.4 km)
Eating out
7 restaurants and cafés, 2 pubs and bars in the neighbourhood
School distances are straight lines; admissions depend on each school's catchment and criteria.
£2,356 a month for a 3-bedroom home in Haringey (2026-08)
Gross yield
5.5% on the estimated value
Letting rules
rated E: lettable today, but likely to need upgrading for the planned C minimum
Council-wide average rents (ONS Price Index of Private Rents); bedrooms estimated from the certificate's habitable rooms. Before costs, voids, tax and mortgage interest.
Planning and development
Conservation area
not in one (postcode check)
Article 4 direction
none recorded
Brownfield sites in the neighbourhood
4 sites, about 1,929 homes planned
This home extended?
no extension seen on its energy certificates
Extensions on the street
6 other homes on Manor Road (within 250 m) extended, most recently 2022
Company landlords
18.2% of homes in the neighbourhood are owned by companies (HM Land Registry, Oct 2026)
New homes completed 2021–2025
27 in the neighbourhood
Questions to raise
Generated from the facts above, as prompts for your solicitor, surveyor or the agent. Not legal advice.
Energy rating EExpect higher bills and, if you plan to let it, work may be needed: rented homes must reach at least E today and the government plans C. The certificate says it could reach B.
Old energy certificateThe latest certificate we matched is from 2013; certificates last 10 years. The seller needs a current one, and it may differ.
Older home (built 1900-1929)Consider a full building survey (RICS Level 3) rather than a basic one: older homes more often have damp, roof, wiring, drainage or structural movement issues, and past alterations may predate building regulations.
Resold within a yearIt changed hands quickly at some point. Ask what work was done, and for building-regulations sign-off and any warranties.
Development planned nearbyThe council's brownfield register lists 1 site of 50+ homes in this neighbourhood (largest: Northumberland Park, 1929 homes). Look up planning applications for anything near you.
Estimate is far from the last saleA lot has changed since it last sold, or the home has been extended or renovated. Rely on comparable recent sales and the survey.
Flood risk from rivers or the sea0% of homes in this postcode are in high-risk and 100% in medium-risk areas (Environment Agency). Check the exact address, ask about past flooding and insurance claims, and get a buildings-insurance quote before you exchange.
For every purchaseCommission a survey suited to the home's age and condition, check the title plan matches what you see on the ground (boundaries, access, parking), and ask about disputes with neighbours, rights of way and shared drives.