Forum House, Flat 9, Empire Way, Wembley, HA9 0AB
About Forum House
Forum House is a mid-terrace house in Wembley (HA9 0AB). It has a recorded floor area of 30 m² (around 323 sq ft), construction records dating it to 2007 onwards and council tax band B. At 30 m² this is the smallest unit on EPC record across Forum House (30–105 m²). The building's EPC ratings span C to B, with this unit at the top. The latest certificate (June 2018) returns a B (score 81), comfortably above the UK average.
Untraded for 17 years, with the last transfer in September 2009. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 30 m² it sits well below the postcode median (47 m² across 55 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £169,000 is 30% above the 2009 sale price.
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
Energy performance
Forum House's carbon output is low for the local stock.
EPC Rating
Planning history
Forum House has no planning applications on record.
Notable planning nearby
2applications of note in the surrounding area
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.
£169,000
Modelled from EPC, postcode comparables.
£130,000
Recorded with HM Land Registry.
Sales timeline
17 September 2009Most recent
£130,000
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 floor area, Forum House runs well behind the street norm.
Price per m²
£4,333
Street avg £4,996
Floor Area
30 m²
Street avg 52 m²
Habitable Rooms
1 rooms
Street avg 2 rooms
CO₂ Emissions
0.7 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