What type of property is Forum House, Flat 12, Empire Way, HA9 0AB?

Forum House, Flat 12, Empire Way, HA9 0AB is a 1-bedroom mid-terrace house.

What did Forum House, Flat 12, Empire Way, HA9 0AB sell for?

Forum House, Flat 12, Empire Way, HA9 0AB last sold for £303,000 in February 2021, around 5 years ago. Land Registry has 3 sales on record going back to £213,840 in January 2009. Source: HM Land Registry.

How has the value of Forum House, Flat 12, Empire Way, HA9 0AB changed over time?

Across 3 sales between January 2009 and February 2021, Forum House, Flat 12, Empire Way, HA9 0AB rose from £213,840 to £303,000, a change of £89,160. That works out to roughly +2.9% per year compounded over 12 years. Source: HM Land Registry.

How energy efficient is Forum House, Flat 12, Empire Way, HA9 0AB?

The current EPC rating for Forum House, Flat 12, Empire Way, HA9 0AB is B with a score of 85 out of 100, lodged in July 2020. Source: EPC Register.

What is the floor area of Forum House, Flat 12, Empire Way, HA9 0AB?

Forum House, Flat 12, Empire Way, HA9 0AB has a recorded floor area of 46 m² (495 sq ft), around 46 m² per bedroom. Source: EPC Register.

How is Forum House, Flat 12, Empire Way, HA9 0AB heated?

The latest EPC at Forum House, Flat 12, Empire Way, HA9 0AB records mains gas as the main heating fuel. Source: EPC Register.

What council tax band is Forum House, Flat 12, Empire Way, HA9 0AB?

Forum House, Flat 12, Empire Way, HA9 0AB is in council tax band C.

Where is Forum House, Flat 12, Empire Way, HA9 0AB located?

Forum House, Flat 12, Empire Way, HA9 0AB sits in Wembley. It falls within the HA9 postcode district in Greater London Authority.

How safe is the area around Forum House, Flat 12, Empire Way, HA9 0AB?

Police records around Forum House, Flat 12, Empire Way, HA9 0AB show an average of 15 reported crimes per month over the last 12 months. Violent crime makes up roughly 31% of reports, the most common category. The overall trend is rising (221% versus the prior period). Source: Police UK.

Which schools serve Forum House, Flat 12, Empire Way, HA9 0AB?

The closest primary school to Forum House, Flat 12, Empire Way, HA9 0AB is Park Lane Primary School (679m), one of 35 primaries within walking distance. The closest secondary is Michaela Community School (642m), with 9 secondaries in the surrounding area.

How well connected is Forum House, Flat 12, Empire Way, HA9 0AB?

The closest bus stop to Forum House, Flat 12, Empire Way, HA9 0AB is Lakeside Way, 57m away. The nearest rail option is Wembley Stadium Rail Station, 435m away.

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Forum House, Flat 12, Empire Way, Wembley, HA9 0AB

EPC B3 sales on record

Property type

Mid terrace

Floor 1st

Bedroom

Bathroom

Floor area

46 m²

495 sq ft

Energy rating

Score 85

Council tax

Band C

Tenure

Freehold

Overview

About Forum House

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Forum House is a one-bedroom mid-terrace house in Wembley (HA9 0AB). It has a recorded floor area of 46 m² (around 495 sq ft), construction records dating it to 2007 onwards and council tax band C. Tenure is freehold. The latest certificate (July 2020) returns a high B (score 85), putting the home a stone's throw from an A rating. The rating has held steady at B across 2 certificates since June 2009. Between certificates, hot-water efficiency went from Good to Very Good. At 46 m² this is the 14th smallest of 56 units on EPC record in Forum House, where floor areas span 30–105 m². The building's EPC ratings span C to B, with this unit at the top.

Across 2009–2021, sale prices on this property compounded at 2.9% per year. On a £-per-square-foot basis, the last sale (£612/sq ft) was about 47.1% above the typical sold price in the postcode. Sold February 2021 for £303,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Before you offer

Know exactly what you're buying at Forum House

Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.

Already flagged here

Larger development activity nearby

£14.99

Trusted by UK homebuyers

Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

Bedrooms1
Bathrooms1

Outside

ParkingUnderground

Building

TenureFreehold
ConciergeYes

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Forum House's carbon output is low for the local stock.

Current Certificate(1 of 2)

Jul 2020

EPC Rating

B85

Main Heating

—

Main Fuel

Gas

Hot Water

Very Good

Windows

Good

CO2 Emissions

0.8 t/year

Occupancy

Owner Occupied

Property Improvements

Changes detected from historical EPC data

Jul 2020from Jun 2009

Main Fuel

GasCommunity

Changed to a more efficient fuel source

Hot Water

GoodVery Good

Hot water efficiency improved

Planning

Planning history

Applications and permits filed against Forum House, Flat 12, Empire Way, Wembley, HA9 0AB, sourced from the PlanIt planning register.

Forum House has no planning applications on record.

Notable planning nearby

2applications of note in the surrounding area

Before you offer

We flagged 1 thing worth checking at Forum House

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

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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Current estimate

£286,000

Modelled from EPC, postcode comparables and a sale-price growth of 2.9% per year over 12 years.

See how we calculated this

Last sold (2021)

£303,000

Growth on file: 2.9% per year over 12 years.

Sales timeline

15 February 2021Most recent
£303,000
-9.0%over 4 years
26 May 2016
£333,000
+55.7%over 7 years
16 January 2009
£213,840

Median price across the last 5 sales in HA9 0AB: £290,000 (2024–2018).

Nearby sales in HA9 0AB

Before you offer

Everything we know about Forum House, 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

£14.99

Trusted by UK homebuyers

On the street

Versus other Empire Way homes

Four headline reads against 55 similar flats on this street, drawn from the latest EPC and Land Registry data.

Years Held for Forum House lags the street by a wide margin.

Price per m²

£6,587

Street avg £4,951

Strongly above

Floor Area

46 m²

Street avg 52 m²

Below

Habitable Rooms

2 rooms

Street avg 2 rooms

On par

CO₂ Emissions

0.8 t/year

Street avg 0.9 t/year

On par

Comparables

Similar properties nearby

Rising year-on-year across the wider district.

Nearest stop

0.1 km

Lakeside Way — bus stop.

Closest school

0.6 km

Michaela Community School. 44 schools nearby.

Go deeper on the local area

The full report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around HA9 0AB from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

54.9dB

Low

Night-time road noise heatmap for HA9 0AB

Night-time· 23:00 – 07:00

45.6dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Forum House, Flat 12, Empire Way, Wembley, HA9 0AB. Each answer is also embedded as structured data for search engines.