9b, Wembley Hill Road, Wembley, HA9 8AF
About 9b
9b is a mid-terrace house in Wembley (HA9 8AF). It has a recorded floor area of 69 m² (around 743 sq ft) and construction records dating it to 1900-1929. The latest certificate (May 2023) shows a D (score 61), on the cusp of jumping into the C band. The rating has held steady at D across 4 certificates since March 2019. Between certificates, wall efficiency went from Average to Good, roof efficiency went from Poor to Good and lighting went from Very Poor to Very Good; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Poor to Very Poor. The recommended improvements would push it to C (score 78). Main heating runs on electricity. At 69 m² this is the 10th smallest of 17 units on EPC record in the building, where floor areas span 25–106 m². The building's EPC ratings span E to C across 17 units on file.
One planning record on file: change of use to residential approved in 2011. Past consents include change of use to residential, meaningful when judging how the property has evolved.
Know exactly what you're buying at 9b
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
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water system changed
Cavity wall insulation installed
More low energy lighting installed
Planning history
- Dec 2011Change of UseFullIn report
Retrospective application with modifications for the conversion of First floor office space (Use Class B1) into 4No. self contained residential units (Use Class C3) and subject to a Deed of Agreement dated 13th October 2011 under Section 106 of the Town and Country Planning Act 1990, as amended
- Agent
- Tal Arc Ltd.
Retrospective- Documents
- 7 docs on file
- Reference
- 11/0763
We flagged 2 things worth checking at 9b
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
9b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£341,000
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 2 sales in HA9 8AF: £48,500 (2017–1996).
Everything we know about 9b, 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 Wembley Hill Road homes
EPC Rating
61 (D)
Street avg 62 (D)
Floor Area
69 m²
Street avg 64 m²
CO₂ Emissions
2.6 t/year
Street avg 3.2 t/year
Habitable Rooms
3 rooms
Street avg 3 rooms
Similar properties nearby
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1 Edison Drive
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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
0.1 km
Wembley Triangle — bus stop.
Closest school
0.2 km
St Joseph's Catholic Junior School. 40 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
53.6dB
Night-time· 23:00 – 07:00
45.0dB