16 East Hill, Wembley, HA9 9PT
About 16 East Hill
16 East Hill is a three-bedroom detached house in Wembley (HA9 9PT). It has a recorded floor area of 85 m² (around 915 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (April 2022) shows a D (score 55), a step below the typical UK home. The recommended improvements would lift it to B (score 86), a 2-band jump. Our model identifies extension potential, subject to local planning policy.
Most recent transfer was February 2025 at £765,000 — fresh data. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension and a garage conversion, meaningful when judging how the property has evolved. Today's modelled estimate of £842,000 is 10.1% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£836/sq ft) was about 103.1% above the typical sold price in the postcode. At 85 m² it's 22.7% smaller than the typical home in the postcode (110 m² median across 15 EPCs).
Know exactly what you're buying at 16 East Hill
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
- Bedrooms3
- Bathrooms1
Outside
- Private gardenYes
Building
- Extension potentialPossible
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
A a garage conversion application was refused at 16 East Hill in 2025.
- Oct 2025Garage ConversionFullIn report
Extension: Single storey · Side of property
Proposed conversion of garage into habitable room with replacement of garage doors with a window, two storey side extension, single storey rear extension and removal of chimney stacks to dwellinghouse.
- Agent
- Mr K Sisodia
Extension- Documents
- 8 docs on file
- Reference
- 25/2231
- May 2025Garage ConversionFullIn report
Extension: Single storey
Proposed conversion of existing garage into habitable room with replacement of garage doors with windows to front elevation, single storey rear extension, single storey side infill and first floor side extension, enclosure of existing front storm porch and removal of chimney to the dwellinghouse.
- Agent
- Mr K Sisodia
Extension- Documents
- 6 docs on file
- Reference
- 25/0957
We flagged 1 thing worth checking at 16 East Hill
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
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Sales history & valuation
16 East Hill valuation sits well clear of the typical sold price in this postcode.
£842,000
Modelled from EPC, postcode comparables.
£765,000
Recorded with HM Land Registry.
Sales timeline
28 February 2025Most recent
£765,000
Median price across the last 5 sales in HA9 9PT: £750,000 (2025–2015).
Everything we know about 16 East Hill, 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 East Hill homes
16 East Hill outperforms the street on price per m² by a wide margin.
Price per m²
£9,000
Street avg £4,717
Floor Area
85 m²
Street avg 114 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
4.6 t/year
Street avg 5.1 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
0.3 km
Mayfields Close — bus stop.
Closest school
0.4 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
52.5dB
Night-time· 23:00 – 07:00
41.7dB