2 Beatrice Avenue, Wembley, HA9 7EH

2 Beatrice Avenue is a four-bedroom end-of-terrace house in Wembley (HA9 7EH). It has a recorded floor area of 54 m² (around 581 sq ft), construction records dating it to 1930-1949 and council tax band D. At 54 m² this is the smallest unit on EPC record across the building (54–146 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (August 2023) shows a C (score 69), just inside the C band. When first surveyed in July 2009 the rating was D, the property has climbed 1 band since.

Untraded for 18 years, with the last transfer in October 2008. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Today's modelled estimate of £312,000 sits 78.3% above the 2008 sale of £175,000. On a £-per-square-foot basis, the last sale (£301/sq ft) was about 52.6% above the typical sold price in the postcode. At 54 m² it sits well below the postcode median (88 m² across 17 EPCs), making it one of the more compact homes locally. One planning record on file: subdivision approved in 2025. Past consents include subdivision, meaningful when judging how the property has evolved.