11 Farndale Crescent, Greenford, UB6 9LJ

11 Farndale Crescent is a five-bedroom semi-detached house in Greenford (UB6 9LJ). It has a recorded floor area of 126 m² (around 1356 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (February 2020) shows a C (score 76), near the top of the C band. When first surveyed in June 2013 the rating was D, the property has climbed 1 band since. Between certificates, roof efficiency went from Good to Very Good, window efficiency went from Average to Good and lighting went from Good to Very Good. The recommended improvements would push it to B (score 87).

Held since September 2002 — that's 24 years off the open market, well above the local norm. At 126 m² the property is well over the postcode median (95 m² across 11 EPCs), placing it in the larger end of the local stock. 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. Today's modelled estimate of £681,000 sits 178% above the 2002 sale of £245,000. On a £-per-square-foot basis, the last sale (£181/sq ft) was about 21.6% below the postcode norm. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved.