9 Forty Close, Wembley, HA9 8LJ
About 9 Forty Close
9 Forty Close is a semi-detached house in Wembley (HA9 8LJ). It has a recorded floor area of 204 m² (around 2196 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (January 2025) shows a D (score 65), on the cusp of jumping into the C band. When first surveyed in October 2008 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Good to Very Good, hot-water efficiency went from Poor to Good and lighting went from Average to Very Good; while roof efficiency dropped from Poor to Very Poor and window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 81), a 2-band jump.
At 204 m² the property is well over the postcode median (102 m² across 9 EPCs), placing it in the larger end of the local stock. 6 planning records sit against the property, 3 approved, 2 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Across 2024–2024, sale prices on this property compounded at -8.7% per year. Today's modelled estimate of £644,000 is 43.1% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£205/sq ft) was about 28.6% below the postcode norm. Most recent transfer: April 2024 at £450,000.
Know exactly what you're buying at 9 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
Energy performance
9 Forty Close's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water system upgraded
More low energy lighting installed
Cavity wall insulation installed
Planning history
A HMO conversion application was refused at 9 Forty Close in 2025.
- Jun 2025HMOFullIn report
Proposed conversion of dwellinghouse into a 6x bedroom 6 person house in multiple occupation (HMO)
- Agent
- Mr. Planning Consultant
- Documents
- 6 docs on file
- Reference
- 25/1056
- 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, rear dormer, 1x first-floor side window and 2x front rooflights to bungalow
- Agent
- Mr. Planning Consultant
- Documents
- 7 docs on file
- Reference
- 24/2558
We flagged 4 things worth checking at 9 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
- A planning decision worth checking
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Sales history & valuation
9 Forty Close valuation sits well clear of the typical sold price in this postcode.
£644,000
Modelled from EPC, postcode comparables and a sale-price growth of -8.7% per year over 1 year.
£450,000
Growth on file: -8.7% per year over 1 year.
Sales timeline
25 April 2024Most recent
£450,000
-8.7%25 April 2024
£493,000
Median price across the last 5 sales in HA9 8LJ: £575,000 (2021–2016).
Everything we know about 9 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
- A planning decision worth checking
Versus other Forty Close homes
9 Forty Close is notably below the street on years held.
Price per m²
£2,417
Street avg £4,486
Floor Area
204 m²
Street avg 110 m²
Habitable Rooms
10 rooms
Street avg 5 rooms
CO₂ Emissions
7.3 t/year
Street avg 4.7 t/year
Similar properties nearby
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