11 Forty Close, Wembley, HA9 8LJ
About 11 Forty Close
11 Forty Close is a two-bedroom semi-detached house in Wembley (HA9 8LJ). It has a recorded floor area of 77 m² (around 829 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (April 2018) shows a D (score 63), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 86), a 2-band jump.
It hasn't traded since September 2007, a hold of 19 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. One planning application is currently pending a decision in 2024. Across 2001–2007, sale prices on this property compounded at 4.9% per year. Today's modelled estimate of £553,000 sits 72.8% above the 2007 sale of £320,000. On a £-per-square-foot basis, the last sale (£386/sq ft) was about 56.2% above the typical sold price in the postcode. At 77 m² it sits well below the postcode median (118 m² across 9 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 11 Forty Close
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
- Bedrooms2
- Dining roomYes
- CloakroomYes
Outside
- GarageYes
Building
- Heating systemGas
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
- Sept 2024ExtensionFullIn report
Extension: Single storey
Demolition of garage and erection of single-storey side-to-rear wrap-around extension, hip to gable-end roof extension with rear dormer, 1x first-floor side window and 2x front rooflights to bungalow
- Agent
- Mr. Planning Consultant
- Documents
- 5 docs on file
- Reference
- 24/2656
We flagged 3 things worth checking at 11 Forty Close
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
- Environmental risk flagged
30-day money-back guarantee
Sales history & valuation
11 Forty Close saw 3 transfers in just over a decade — high turnover for the postcode.
£553,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.9% per year over 6 years.
£320,000
Growth on file: 4.9% per year over 6 years.
Sales timeline
27 September 2007Most recent
£320,000
+28.0%over 4 years12 August 2003
£250,000
+5.0%over 2 years19 July 2001
£238,000
Median price across the last 5 sales in HA9 8LJ: £495,000 (2024–2019).
Everything we know about 11 Forty Close, 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
- Environmental risk flagged
Versus other Forty Close homes
On floor area, 11 Forty Close runs well behind the street norm.
Price per m²
£4,156
Street avg £4,293
Floor Area
77 m²
Street avg 124 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
3.5 t/year
Street avg 5.1 t/year
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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
Carlton Avenue East Wembley Park — bus stop.
Closest school
0.2 km
Preston Manor School. 44 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
53.7dB
Night-time· 23:00 – 07:00
43.6dB