2 Barnham Road, Greenford, UB6 9LP
About 2 Barnham Road
2 Barnham Road is a semi-detached house in Greenford (UB6 9LP). It has a recorded floor area of 128 m² (around 1378 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (August 2025) shows a C (score 77), near the top of the C band. When first surveyed in November 2024 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Good, roof efficiency went from Average to Very Good and lighting went from Very Poor to Good. The recommended improvements would push it to B (score 82).
At 128 m² the property is well over the postcode median (86 m² across 10 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include partial demolition and HMO conversion, meaningful when judging how the property has evolved.
Know exactly what you're buying at 2 Barnham Road
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
2 Barnham Road ranks among the most efficient homes in the postcode for energy use.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Wall insulation improved
Roof insulation improved
More low energy lighting installed
Planning history
A HMO conversion application was refused at 2 Barnham Road in 2025.
- Jun 2025HMOOutlineIn report
Single storey rear extension (following demolition of existing rear); single storey side extension; alteration of roof from hip to gable end, rear roof extension; change of use from dwellinghouse (C3 Use Class) to maximum 6 person HMO (C4 Use Class) (Lawful Development for a Proposed Development)
Extension- Documents
- 4 docs on file
- Reference
- 250629CPL
- Feb 2025HMOOutlineIn report
Change of use from dwellinghouse (Use Class C3) to maximum 6 person House in Multiple Occupation (Use Class C4); and associated internal and external alterations (following demolition of rear existing conservatory) (Application for a Lawful Development Certificate for a Proposed Use)
Demolition- Documents
- 6 docs on file
- Reference
- 244775CPL
We flagged 2 things worth checking at 2 Barnham Road
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
- A planning decision worth checking
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Sales history & valuation
2 Barnham Road has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£725,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in UB6 9LP: £670,000 (2025–2022).
Nearby sales in UB6 9LP
Everything we know about 2 Barnham Road, 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
- A planning decision worth checking
Versus other Barnham Road homes
On epc rating, 2 Barnham Road stands well clear of the street.
EPC Rating
77 (C)
Street avg 57 (D)
Floor Area
128 m²
Street avg 95 m²
CO₂ Emissions
2.6 t/year
Street avg 4.8 t/year
Habitable Rooms
7 rooms
Street avg 5 rooms
Similar properties nearby
The neighbourhood at a glance
Reported crime in the wider district is trending notably upward year-on-year.
Crime
7/mo
Rising year-on-year across the wider district.
Nearest stop
0.2 km
West Ridge Gardens — bus stop.
Closest school
0.3 km
Coston Primary School. 37 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
57.1dB
Night-time· 23:00 – 07:00
49.0dB