9 Beechwood Avenue, Harrow, HA2 8BT
About 9 Beechwood Avenue
9 Beechwood Avenue is a seven-bedroom semi-detached house in Harrow (HA2 8BT). It has a recorded floor area of 168 m² (around 1808 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (February 2018) shows a C (score 73). The recommended improvements would push it to B (score 83).
It changed hands recently, sold May 2025 for £720,000. 6 planning records sit against the property, 2 approved, 0 refused. Past consents include HMO conversion and an extension, meaningful when judging how the property has evolved. Across 1995–2025, sale prices on this property compounded at 8.2% per year. On a £-per-square-foot basis, the last sale (£398/sq ft) was about 19.4% below the postcode norm. 7 bedrooms is on the larger side for this postcode, where 3 is the typical count.
Know exactly what you're buying at 9 Beechwood Avenue
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
What this property has
Inside
- Bedrooms7
- Bathrooms5
Outside
- DrivewayYes
Energy performance
EPC Rating
Planning history
- Mar 2026HMOFullIn report
Change of Use from HMO (Class C4) to residential children's care home for up to four children (Class C2)
Change of Use- Reference
- PL/0777/26
- Oct 2025Change of UseOutlineIn report
Certificate of Lawful Development (Proposed): Change of Use from HMO (Class C4) to supported housing (Class C3(b)) with total of five residents and a staff; alteration from window to a door at rear
- Reference
- PL/2695/25
We flagged 2 things worth checking at 9 Beechwood Avenue
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
9 Beechwood Avenue has more than quadrupled in price since its earliest registered sale in 1995.
£687,000
Modelled from EPC, postcode comparables and a sale-price growth of 8.2% per year over 30 years.
£720,000
Growth on file: 8.2% per year over 30 years.
Sales timeline
8 May 2025Most recent
£720,000
+159.9%over 19 years14 March 2006
£277,000
+301.4%over 10 years27 July 1995
£69,000
Median price across the last 4 sales in HA2 8BT: £512,500 (2023–1996).
Everything we know about 9 Beechwood Avenue, 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
Similar properties nearby
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
0.1 km
South Harrow Station — bus stop.
Closest school
0.3 km
The Welldon Park Academy. 37 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
50.9dB
Night-time· 23:00 – 07:00
40.8dB