21 Beechcroft Gardens, Wembley, HA9 8ER

21 Beechcroft Gardens is a four-bedroom detached house in Wembley (HA9 8ER). It has a recorded floor area of 86 m² (around 926 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (December 2019) shows an E (score 51), well below the UK norm with real room to improve. Earlier certificates rated it D (November 2008); the latest reading is one band lower. Between certificates, lighting went from Average to Very Good; while roof efficiency dropped from Good to Very Poor and hot-water efficiency dropped from Very Good to Good. The recommended improvements would lift it to C (score 71), a 2-band jump.

Untraded for 18 years, with the last transfer in July 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 £628,000 sits 90.9% above the 2008 sale of £329,000. 7 planning records sit against the property, 3 approved, 4 refused. Past consents include an extension, a porch and a loft conversion, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs).