326a, High Road, Wembley, HA9 6AZ

326a is a mid-terrace house in Wembley (HA9 6AZ). It has a recorded floor area of 90 m² (around 969 sq ft), construction records dating it to 1930-1949 and council tax band B. At 90 m² this is the largest unit on EPC record across 326a (52–90 m²). The building's EPC ratings span E to B, with this unit at the bottom. On EPC score it ranks last in the building (53 versus a best of 82). The latest certificate (February 2017) shows an E (score 53), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since June 2010. Between certificates, window efficiency went from Average to Good and lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would lift it to C (score 74), a 2-band jump.

Today's modelled estimate of £360,000 is 29.5% below the 2019 sale of £511,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£527/sq ft) was about 169.9% above the typical sold price in the postcode. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 5 planning records sit against the property, 4 approved, 1 refused. Past consents include an extension, subdivision and change of use to residential, meaningful when judging how the property has evolved. Most recent transfer: June 2019 at £511,000.