Flat 9, 25 Brook Avenue, Wembley, HA9 8PH
About Flat 9
Flat 9 is a detached house in Wembley (HA9 8PH). It has a recorded floor area of 47 m² (around 506 sq ft), construction records dating it to 2003-2006 and council tax band C. At 47 m² this is the smallest unit on EPC record across the building (47–145 m²). The building's EPC ratings span C to B, with this unit at the bottom. The latest certificate (July 2024) shows a C (score 77), near the top of the C band. The rating has held steady at C across 2 certificates since February 2014. Between certificates, lighting went from Very Poor to Average; while window efficiency dropped from Good to Average.
At 47 m² it sits well below the postcode median (69 m² across 69 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £286,000 is 14.4% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£494/sq ft) was about 52.6% above the typical sold price in the postcode. 3 planning records sit against the property, 2 approved, 0 refused. Most recent transfer: August 2024 at £250,000.
Know exactly what you're buying at Flat 9
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
Flat 9's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Loft insulation upgraded to recommended levels
More low energy lighting installed
Planning history
Council records show a subdivision application — the property's legal arrangement has been altered.
- Dec 2009ConditionsIn report
Details Pursuant to condition 3 (parking Management Plan) of full planning permission reference 09/0284 dated 19 May 2009, for reconfiguration of the lower ground floor of existing block of 9 flats to provide an additional one bedroom flat and subject to a Deed of Agreement dated 14th April 2009 under Section 106 of the Town and Country Planning Act 1990, as amended
- Documents
- 4 docs on file
- Reference
- 09/2354
- May 2009ConversionFullIn report
Reconfiguration of the lower ground floor of existing block of 9 flats to provide an additional one bedroom flat and subject to a Deed of Agreement dated 14th April 2009 under Section 106 of the Town and Country Planning Act 1990, as amended
- Agent
- Arc 7 Design
- Documents
- 12 docs on file
- Reference
- 09/0284
We flagged 2 things worth checking at Flat 9
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
£286,000
Modelled from EPC, postcode comparables.
£250,000
Recorded with HM Land Registry.
Sales timeline
29 August 2024Most recent
£250,000
Median price across the last 5 sales in HA9 8PH: £550,000 (2025–2021).
Nearby sales in HA9 8PH
Everything we know about Flat 9, 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 Brook Avenue homes
Flat 9 is notably below the street on floor area.
Price per m²
£5,319
Street avg £4,019
Floor Area
47 m²
Street avg 65 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
1.2 t/year
Street avg 1.2 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
0.2 km
Empire Way — bus stop.
Closest school
0.3 km
Ark Academy. 46 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
54.8dB
Night-time· 23:00 – 07:00
44.3dB