Forum House, Flat 2, Empire Way, Wembley, HA9 0AB
About Forum House
Forum House is a one-bedroom mid-terrace house in Wembley (HA9 0AB). It has a recorded floor area of 47 m² (around 506 sq ft), construction records dating it to 2007 onwards and council tax band C. The latest certificate (June 2018) returns a B (score 82), comfortably above the UK average. At 47 m² this is the 20th 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.
It hasn't traded since May 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. On a £-per-square-foot basis, the last sale (£649/sq ft) was about 55.4% above the typical sold price in the postcode. One historical planning record sits against the property in 2013.
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
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms1
- Bathrooms1
- Open-plan layoutYes
Outside
- Private gardenYes
Building
- ConciergeYes
- RefurbishedYes
Energy performance
Forum House's carbon output is low for the local stock.
EPC Rating
Planning history
- Jun 2013Change Of UseFullIn report
Change of use of part of ground floor unit 2, the "work" part of the live-work unit (Sui Generis), from office (Use Class B1a) to flexible financial and professional services/Office (Use Class A2/B1a)
- Documents
- 6 docs on file
- Reference
- 13/1168
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
30-day money-back guarantee
Sales history & valuation
The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.
£315,000
Modelled from EPC, postcode comparables.
£328,150
Recorded with HM Land Registry.
Sales timeline
10 May 2009Most recent
£328,150
Median price across the last 5 sales in HA9 0AB: £303,000 (2024–2019).
Nearby sales in HA9 0AB
Forum House, Flat 54, Empire Way, Wembley, HA9 0AB
Sold Dec 2024
£180,000Forum House, Flat 12, Empire Way, Wembley, HA9 0AB
Sold Feb 2021
£303,000Forum House, Flat 42, Empire Way, Wembley, HA9 0AB
Sold Feb 2020
£310,000Forum House, Flat 39, Empire Way, Wembley, HA9 0AB
Sold May 2019
£325,000Forum House, Flat 57, Empire Way, Wembley, HA9 0AB
Sold Jan 2019
£290,000
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
Versus other Empire Way homes
On price per m², Forum House stands well clear of the street.
Price per m²
£6,982
Street avg £4,943
Floor Area
47 m²
Street avg 52 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
0.9 t/year
Street avg 0.9 t/year
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The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
15/mo
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.
Road noise across the postcode
Daytime· 07:00 – 23:00
54.9dB
Night-time· 23:00 – 07:00
45.6dB