454a, Flat 5, High Road, Wembley, HA9 7AY
About 454a
454a is an end-of-terrace house in Wembley (HA9 7AY). It has a recorded floor area of 13 m² (around 140 sq ft) and construction records dating it to 2007 onwards. At 13 m² this is the smallest unit on EPC record across 454a (13–75 m²). The building's EPC ratings span C to B, with this unit at the top. On EPC score it ranks first in the building (85 versus a worst of 74). The latest certificate (February 2015) returns a high B (score 85), putting the home a stone's throw from an A rating. Main heating runs on electricity. The latest certificate is from February 2015, so improvements made since then won't be reflected.
At 13 m² it sits well below the postcode median (56 m² across 26 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 85% of similar EPCs).
Know exactly what you're buying at 454a
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
454a's carbon output is low for the local stock.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 26 Feb 2025
EPC Rating
Planning history
454a has no planning applications on record.
Notable planning nearby
15applications of note in the surrounding area
We flagged 2 things worth checking at 454a
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
454a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£227,000
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 454a, 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
EPC Rating for 454a runs comfortably ahead of the street norm.
EPC Rating
85 (B)
Street avg 68 (D)
Floor Area
13 m²
Street avg 56 m²
CO₂ Emissions
0.6 t/year
Street avg 2.6 t/year
Habitable Rooms
1 rooms
Street avg 3 rooms
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454a, Flat 2, High Road
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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
0.0 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