2b, Manor Drive, Wembley, HA9 8ED

2b is an end-of-terrace house in Wembley (HA9 8ED). It has a recorded floor area of 74 m² (around 796 sq ft), construction records dating it to 1930-1949 and council tax band C. At 74 m² this is the 7th smallest of 15 units on EPC record in the building, where floor areas span 48–302 m². The building's EPC ratings span D to C, with this unit at the bottom. The latest certificate (January 2010) shows a D (score 66), on the cusp of jumping into the C band. The latest certificate is from January 2010, so improvements made since then won't be reflected.

Held since March 2011 — that's 15 years off the open market, well above the local norm. Today's modelled estimate of £312,000 sits 92.6% above the 2011 sale of £162,000. On a £-per-square-foot basis, the last sale (£204/sq ft) was about 24.8% below the postcode norm. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include subdivision and an extension, meaningful when judging how the property has evolved. At 74 m² it's 23.4% smaller than the typical home in the postcode (97 m² median across 14 EPCs).