448a, High Road, Wembley, HA9 7AY
About 448a
448a is a mid-terrace house in Wembley (HA9 7AY). It has a recorded floor area of 19 m² (around 205 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (November 2019) shows a C (score 75), near the top of the C band. When first surveyed in November 2019 the rating was D, the property has climbed 1 band since. At 19 m² this is the 5th smallest of 27 units on EPC record in the building, where floor areas span 13–121 m². The building's EPC ratings span E to B across 27 units on file.
At 19 m² it sits well below the postcode median (56 m² across 26 EPCs), making it one of the more compact homes locally. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and subdivision, meaningful when judging how the property has evolved.
Know exactly what you're buying at 448a
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
448a's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Planning history
Council records show a subdivision application — the property's legal arrangement has been altered.
- Jul 2014SubdivisionAmendmentIn report
Extension: Single storey · Rear of property
Non material amendments as follows:1) Reduction of the width of the single storey rear extension and alterations to the fenestration.2) Redesign and relocation of the staircase. of full planning application reference 13/2904 dated 12/06/2014 for Erection of a single storey and first floor rear extension and the subdivision of the existing first and second floor flat into 2 self contained flats.(2 x1 bedroom flats)
- Agent
- Sterling Town Planning
Extension- Documents
- 4 docs on file
- Reference
- 14/2646
- Jun 2014SubdivisionFullIn report
Extension: Single storey · Rear of property
Erection of a single storey and first floor rear extension and the subdivision of the existing first and second floor flat into 2 self contained flats.(2 x1 bedroom flats)
- Agent
- Sterling Town Planning
Extension- Documents
- 3 docs on file
- Reference
- 13/2904
We flagged 2 things worth checking at 448a
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.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
448a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£346,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 4 sales in HA9 7AY: £555,000 (2020–2008).
Everything we know about 448a, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other High Road homes
448a is notably below the street on floor area.
EPC Rating
75 (C)
Street avg 68 (D)
Floor Area
19 m²
Street avg 56 m²
CO₂ Emissions
0.9 t/year
Street avg 2.6 t/year
Habitable Rooms
2 rooms
Street avg 2 rooms
Similar properties nearby
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
0.0 km
Park Lane Wembley — bus stop.
Closest school
0.2 km
Park Lane Primary School. 36 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
52.8dB
Night-time· 23:00 – 07:00
44.4dB