8 Barn Way, Wembley, HA9 9LE
About 8 Barn Way
8 Barn Way is a four-bedroom detached house in Wembley (HA9 9LE). It has a recorded floor area of 115 m² (around 1238 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (March 2016) shows an E (score 53), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since June 2013. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Average to Good and lighting went from Good to Very Good; while wall efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to C (score 78), a 2-band jump. The latest certificate is from March 2016, so improvements made since then won't be reflected. Other recorded features include a self-contained annexe.
3 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 75% of similar EPCs). Across 2013–2022, sale prices on this property compounded at 5.2% per year. Today's modelled estimate of £1,092,000 is 11.4% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£792/sq ft) was about 142.2% above the typical sold price in the postcode. Most recent transfer: November 2022 at £980,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 8 Barn Way
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
- Bedrooms4
- Bathrooms3
- EnsuiteYes
Outside
- GarageDetached
Energy performance
8 Barn Way's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 29 Mar 2026
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water system upgraded
Windows upgraded, improving insulation
More low energy lighting installed
Planning history
- Jun 2017Loft ConversionFullIn report
Erection of a two storey side extension and ground floor single storey rear extension, loft conversion with rear facing dormer window, installation of rooflights and replacement of rooftiles to dwellinghouse
- Agent
- AH ARCHITECTURE
Extension- Documents
- 7 docs on file
- Reference
- 17/1495
- Mar 2014RenovationFullIn report
Proposed alterations to front garden to include associated hard and soft landscaping, removal of hedge and replacement with new side fence, replacement of windows to front elevation with double glazed windows, external rendering and 2 meter high gate to dwellinghouse
New Windows- Reference
- 14/0925
We flagged 1 thing worth checking at 8 Barn Way
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
30-day money-back guarantee
Sales history & valuation
Latest sale on 8 Barn Way was the highest on Land Registry record across the postcode.
£1,092,000
Modelled from EPC, postcode comparables and a sale-price growth of 5.2% per year over 9 years.
£980,000
Growth on file: 5.2% per year over 9 years.
Sales timeline
25 November 2022Most recent
£980,000
+4.8%over 5 years21 February 2017
£935,000
+52.0%over 3 years23 September 2013
£615,000
Median price across the last 5 sales in HA9 9LE: £570,000 (2015–2008).
Everything we know about 8 Barn Way, 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
Versus other Barn Way homes
8 Barn Way outperforms the street on price per m² by a wide margin.
Price per m²
£8,522
Street avg £4,527
Floor Area
115 m²
Street avg 140 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
6.2 t/year
Street avg 6.2 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
0.2 km
Lycee International De Londres — bus stop.
Closest school
0.3 km
Ark Academy. 48 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
54.0dB
Night-time· 23:00 – 07:00
43.4dB