23 Beechcroft Gardens, Wembley, HA9 8ER
About 23 Beechcroft Gardens
23 Beechcroft Gardens is a six-bedroom detached house in Wembley (HA9 8ER). It has a recorded floor area of 199 m² (around 2142 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (October 2020) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 83), a 2-band jump.
At 199 m² the property is well over the postcode median (89 m² across 20 EPCs), placing it in the larger end of the local stock. 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. One planning record on file: an extension approved in 2009. Past consents include an extension, meaningful when judging how the property has evolved. Sold October 2022 for £865,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 23 Beechcroft Gardens
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
What this property has
Inside
- Bedrooms6
- Bathrooms2
- EnsuiteYes
Outside
- Private gardenYes
Building
- Central heatingYes
- RefurbishedYes
Energy performance
23 Beechcroft Gardens's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Planning history
23 Beechcroft Gardens has an approved single-storey side and rear extension on the planning record.
- Apr 2009ExtensionFullIn report
Extension: Single storey · Side and rear of property
Erection of single storey extension to side of rear projection of dwellinghouse
- Agent
- Mr C Alder
- Documents
- 6 docs on file
- Reference
- 09/0528
We flagged 2 things worth checking at 23 Beechcroft Gardens
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
Latest sale on 23 Beechcroft Gardens was the highest on Land Registry record across the postcode.
£920,000
Modelled from EPC, postcode comparables.
£865,000
Recorded with HM Land Registry.
Sales timeline
4 October 2022Most recent
£865,000
Median price across the last 5 sales in HA9 8ER: £610,000 (2024–2020).
Nearby sales in HA9 8ER
31 Beechcroft Gardens, Wembley, HA9 8ER
Sold Jun 2024
£625,0007 Beechcroft Gardens, Wembley, HA9 8ER
Sold Jul 2023
£448,00051 Beechcroft Gardens, Wembley, HA9 8ER
Sold Sept 2021
£610,00063 Beechcroft Gardens, Wembley, HA9 8ER
Sold Oct 2020
£575,00043 Beechcroft Gardens, Wembley, HA9 8ER
Sold Sept 2020
£765,000
Everything we know about 23 Beechcroft Gardens, 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 Beechcroft Gardens homes
23 Beechcroft Gardens outperforms the street on floor area by a wide margin.
Price per m²
£4,347
Street avg £4,964
Floor Area
199 m²
Street avg 110 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
6.8 t/year
Street avg 5.3 t/year
Similar properties nearby
The neighbourhood at a glance
Reported crime in the wider district is trending notably upward year-on-year.
Crime
15/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
Balmoral Court — bus stop.
Closest school
0.3 km
Wembley Primary School. 41 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
54.2dB
Night-time· 23:00 – 07:00
44.5dB