77a, Wembley Hill Road, Wembley, HA9 8BU
About 77a
77a is a mid-terrace house in Wembley (HA9 8BU). It has a recorded floor area of 65 m² (around 700 sq ft), construction records dating it to 1900-1929 and council tax band C. At 65 m² this is the 16th smallest of 22 units on EPC record in the building, where floor areas span 18–194 m². The building's EPC ratings span E to B across 22 units on file. The latest certificate (March 2020) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since February 2010. The recommended improvements would push it to C (score 78).
At 65 m² the property is well over the postcode median (35 m² across 21 EPCs), placing it in the larger end of the local stock. One planning record on file: a loft conversion approved in 2021. Past consents include a loft conversion, meaningful when judging how the property has evolved.
Know exactly what you're buying at 77a
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
Glazing upgraded to newer, more efficient type
Planning history
- Feb 2021Loft ConversionFullIn report
Proposed loft conversion, formation of rear dormer, insertion of front roof lights
- Documents
- 5 docs on file
- Reference
- 20/4260
We flagged 2 things worth checking at 77a
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
77a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£335,000
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 5 sales in HA9 8BU: £430,000 (2021–2011).
Everything we know about 77a, 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
Habitable Rooms for 77a runs comfortably ahead of the street norm.
EPC Rating
68 (D)
Street avg 67 (D)
Floor Area
65 m²
Street avg 54 m²
CO₂ Emissions
2.5 t/year
Street avg 2.0 t/year
Habitable Rooms
4 rooms
Street avg 3 rooms
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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
Manor Drive / Wembley Hill — bus stop.
Closest school
0.5 km
Park Lane Primary 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
54.8dB
Night-time· 23:00 – 07:00
46.0dB