454a, High Road, Wembley, HA9 7AY

454a is a detached house in Wembley (HA9 7AY). It has a recorded floor area of 75 m² (around 807 sq ft), construction records dating it to 2007 onwards and council tax band C. At 75 m² this is the largest unit on EPC record across 454a (13–75 m²). The building's EPC ratings span C to B, with this unit at the bottom. On EPC score it ranks last in the building (74 versus a best of 85). The latest certificate (September 2018) shows a C (score 74). When first surveyed in September 2013 the rating was G, the property has climbed 4 bands since. Between certificates, wall efficiency went from Very Poor to Very Good, roof efficiency went from Very Poor to Good and window efficiency went from Very Poor to Very Good. Main heating runs on electricity: electricity, unspecified tariff.

Today's modelled estimate of £325,000 is 72.9% below the 2015 sale of £1,200,000, 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 (£1,486/sq ft) was about 214.7% above the typical sold price in the postcode. At 75 m² the property is well over the postcode median (55 m² across 26 EPCs), placing it in the larger end of the local stock. One planning record on file: an extension approved in 2017. Past consents include an extension, a conservatory and subdivision, meaningful when judging how the property has evolved. 11 years since the last transfer (May 2015).