Flat 1, 85 Wembley Hill Road, Wembley, HA9 8BU
About Flat 1
Flat 1 is a mid-terrace house in Wembley (HA9 8BU). It has a recorded floor area of 145 m² (around 1561 sq ft) and construction records dating it to 1996-2002. The latest certificate (September 2021) returns a B (score 83), comfortably above the UK average. When first surveyed in February 2016 the rating was C, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good; while lighting dropped from Very Good to Good. At 145 m² this is the 5th smallest of 7 units on EPC record in the building, where floor areas span 29–145 m². The building's EPC ratings span D to B, with this unit at the top.
At 145 m² the property is well over the postcode median (35 m² across 21 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension and change of use to residential, meaningful when judging how the property has evolved.
Know exactly what you're buying at Flat 1
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
Flat 1 ranks among the most efficient homes in the postcode for energy use.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating system changed
Changed to a more efficient fuel source
Heating controls changed
Hot water system changed
Window efficiency improved
Upgraded to gas central heating
Connected to mains gas supply
Heating controls upgraded for better temperature management
Hot water system upgraded
Wall insulation improved
Floor insulation added or improved
Planning history
Flat 1 has an approved front extension on the planning record.
- Feb 2020ExtensionFullIn report
Extension: Front of property
Front extension to ground floor flat
- Agent
- David Barnard
- Documents
- 4 docs on file
- Reference
- 19/4282
- Oct 2019Change of UseFullIn report
Change of use of communal storage area currently used by existing flats to private habitable accommodation to allow existing ground floor studio flat to be extended and used as a one bedroom flat.
- Agent
- David Barnard
- Documents
- 3 docs on file
- Reference
- 19/3003
We flagged 2 things worth checking at Flat 1
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
Flat 1 has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£453,000
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 Flat 1, 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
Flat 1 outperforms the street on floor area by a wide margin.
EPC Rating
83 (B)
Street avg 66 (D)
Floor Area
145 m²
Street avg 50 m²
CO₂ Emissions
2.1 t/year
Street avg 2.0 t/year
Habitable Rooms
3 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