9 Second Avenue, Wembley, HA9 8QF

9 Second Avenue is a six-bedroom semi-detached house in Wembley (HA9 8QF). It has a recorded floor area of 152 m² (around 1636 sq ft), construction records dating it to 1900-1929 and council tax band E. The latest certificate (November 2021) shows a D (score 59), a step below the typical UK home. The rating has held steady at D across 2 certificates since January 2009. Between certificates, lighting went from Poor to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good. The recommended improvements would lift it to B (score 81), a 2-band jump.

Held since January 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 152 m² the property is well over the postcode median (84 m² across 14 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. Today's modelled estimate of £678,000 sits 112.9% above the 2007 sale of £318,500. On a £-per-square-foot basis, the last sale (£195/sq ft) was about 41.5% below the postcode norm. One planning record on file: a loft conversion approved in 2009. Past consents include a loft conversion, meaningful when judging how the property has evolved.