51 Danes Court, North End Road, Wembley, HA9 0AE

51 Danes Court is a two-bedroom detached house in Wembley (HA9 0AE). It has a recorded floor area of 60 m² (around 646 sq ft), construction records dating it to 1930-1949 and council tax band B. At 60 m² this is the 35th smallest of 41 units on EPC record in the building, where floor areas span 37–62 m². The building's EPC ratings span E to C, with this unit at the bottom. On EPC score it ranks last in the building (50 versus a best of 79). The latest certificate (April 2024) shows an E (score 50), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 60).

It hasn't traded since August 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 60 m² it's 25% larger than the typical home in the postcode (48 m² median across 40 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1997–2008, sale prices on this property compounded at 11.8% per year. Today's modelled estimate of £314,000 sits 86.9% above the 2008 sale of £168,000. On a £-per-square-foot basis, the last sale (£260/sq ft) was about 16.1% above the typical sold price in the postcode.