Terraced 2 sales on record

172 WATFORD ROAD

WEMBLEY, BRENT, GREATER LONDON, HA0 3HB

£465,000

Location

Map view View on Google Maps View on OpenStreetMap Street View HA0 3HB

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Perrin Road	0.0 miles
Shop	Magic Cuts & Colours	0.1 miles
Train station	Sudbury & Harrow Road	0.5 miles
University	University of West London - Hellenic Institute Of Maritime Studies	3.4 miles
Hospital	Hounslow Medical Centre	6.8 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

66 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£465,000 Jan 2026

Price per m²

£7,045/m²

Local average

£548,467 (15 sales)

Street crime

361 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 28/03/2025

Expiry date: 27/03/2035

Current heating cost: £680/year

Potential heating cost: £631/year

Est. upgrade cost to C: £18,530

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Low energy lighting for all fixed outlets (£30)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	20/01/2026	£465,000	Terraced	+272%	£451,161 to March 2026	View transaction
Sold	28/07/2000	£125,000	Terraced	—	£489,000 to March 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£465,000
listed	19/09/2025	£475,000
sold	01/01/2002	£150,000
sold	01/01/2000	£125,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
53 ELMS LANE, WEMBLEY, BRENT, GREATER LONDON, HA0 2NX	£455,000	01/08/2025	Terraced
87 ELMS LANE, WEMBLEY, BRENT, GREATER LONDON, HA0 2NS	£435,000	17/03/2023	Terraced
176 WATFORD ROAD, WEMBLEY, BRENT, GREATER LONDON, HA0 3HB	£430,000	04/11/2022	Terraced
43 ASPEN DRIVE, WEMBLEY, BRENT, GREATER LONDON, HA0 2PW	£470,000	31/10/2022	Terraced
22 ASPEN DRIVE, WEMBLEY, BRENT, GREATER LONDON, HA0 2PW	£562,500	30/06/2022	Terraced
1 PERRIN ROAD, WEMBLEY, BRENT, GREATER LONDON, HA0 2NW	£835,000	06/04/2022	Terraced
32 ASPEN DRIVE, WEMBLEY, BRENT, GREATER LONDON, HA0 2PW	£500,000	28/06/2021	Terraced

Area average: £526,786 (7 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 0.9%

10y growth -14.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Brent. Series: Terraced. As of March 2026.

1y (index) -1.7%

5y (index) 6.4%

10y (index) 11.8%

Rental Range

Estimated market rent for Brent. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,791/mo

Realistic £1,990/mo

Optimistic £2,189/mo

Based on Local Authority from postcode lookup → Brent.

LHA (30th percentile) floor for North West London: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Terraced House, Priory Park Road, HA0	£2,100/mo	2	0.37 miles	OpenRent

Average rent: £2,100/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.45%

Max investor price (0.8%) £262,500

Target investor price (1%) £210,000

Gross yield 5.4%

Cost-to-rent ratio 18.5×

Monthly cashflow £34/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.3%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Street-level crime

Category	Count
Violence and sexual offences	135
Anti-social behaviour	61
Criminal damage and arson	37
Public order	27
Drugs	19
Other theft	16
Shoplifting	16
Vehicle crime	13
Robbery	11
Theft from the person	8
Burglary	7
Other crime	5
Possession of weapons	4
Bicycle theft	2
Total incidents	361

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Sudbury Primary School	Primary	0.1 miles	Good — 21 Sep 2017
Wembley High Technology College	Secondary	0.4 miles	Outstanding — 30 Mar 2023
East Lane Primary School	Primary	0.5 miles	Outstanding — 13 Jan 2020
St George's Primary Catholic Voluntary Academy	Primary	0.6 miles	Outstanding — 28 Sep 2023
Harris Primary Academy South Kenton	Primary	0.7 miles	Inadequate — 15 Feb 2024

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
29/06/2009	02/06/2009	3	1

# 172 WATFORD ROAD, WEMBLEY, BRENT, GREATER LONDON, HA0 3HB

## Property details

- Slug: `249d0cd` (address key hash: `249d0cd3b2641054edf8f291853eca69248f8f83`)
- Postcode: HA0 3HB
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 66 m²
- EPC rating: D
- Year built: England and Wales: before 1900
- Last sold: £465,000 Jan 2026
- Price per m²: £7,045/m²
- Local average: £548,467 (15 sales)
- Street crime: 361 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £465,000
- Date: 2026-01-20
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 27/03/2035
- **Current heating cost:** £680/year
- **Est. upgrade cost to C:** £18,530

### Recommendations
- Q (£4,000 - £14,000)
- E (£30)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9800-2255-3202-0027-0902)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-20 | £465,000 | Terraced | +272% | £451,161 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-2e81-591c-e063-4704a8c00c31) |
| Sold | 2000-07-28 | £125,000 | Terraced | — | £489,000 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/0f23a715-27cc-46ea-abdb-1383652bc8fe) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 172 WATFORD ROAD, WEMBLEY, BRENT, GREATER LONDON, HA0 3HB | £465,000 | 20/01/2026 | Terraced |
| 172 WATFORD ROAD, WEMBLEY, BRENT, GREATER LONDON, HA0 3HB | £125,000 | 28/07/2000 | Terraced |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [167182358](http://87.117.209.195:8080/listings/928ac13)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £465,000 |
| listed | 2025-09-19 | £475,000 |
| sold | 2002-01-01 | £150,000 |
| sold | 2000-01-01 | £125,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 53 ELMS LANE, WEMBLEY, BRENT, GREATER LONDON, HA0 2NX | £455,000 | 01/08/2025 | Terraced |
| 87 ELMS LANE, WEMBLEY, BRENT, GREATER LONDON, HA0 2NS | £435,000 | 17/03/2023 | Terraced |
| 176 WATFORD ROAD, WEMBLEY, BRENT, GREATER LONDON, HA0 3HB | £430,000 | 04/11/2022 | Terraced |
| 43 ASPEN DRIVE, WEMBLEY, BRENT, GREATER LONDON, HA0 2PW | £470,000 | 31/10/2022 | Terraced |
| 22 ASPEN DRIVE, WEMBLEY, BRENT, GREATER LONDON, HA0 2PW | £562,500 | 30/06/2022 | Terraced |
| 1 PERRIN ROAD, WEMBLEY, BRENT, GREATER LONDON, HA0 2NW | £835,000 | 06/04/2022 | Terraced |
| 32 ASPEN DRIVE, WEMBLEY, BRENT, GREATER LONDON, HA0 2PW | £500,000 | 28/06/2021 | Terraced |

**Area average:** £526,786 (7 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 0.9%
- **10y growth:** -14.9%

## House Price Index (HM Land Registry)

*Official index for Brent; Terraced series; as of March 2026.*

- **1y growth (index):** -1.7%
- **5y growth (index):** 6.4%
- **10y growth (index):** 11.8%

## Rental Range

*ONS Price Index of Private Rents (Brent). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,791/mo
- **Realistic:** £1,990/mo
- **Optimistic:** £2,189/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for North West London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Priory Park Road, HA0 | £2,100/mo | 2 | 0.37 miles | OpenRent |

**Average rent: £2,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £262,500
- **Target investor price (1%):** £210,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,100/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.5×
- **Monthly cashflow:** £34/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.3%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 135 |
| Anti-social behaviour | 61 |
| Criminal damage and arson | 37 |
| Public order | 27 |
| Drugs | 19 |
| Other theft | 16 |
| Shoplifting | 16 |
| Vehicle crime | 13 |
| Robbery | 11 |
| Theft from the person | 8 |
| Burglary | 7 |
| Other crime | 5 |
| Possession of weapons | 4 |
| Bicycle theft | 2 |
| **Total incidents** | **361** |

*Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Sudbury Primary School | Primary | 0.1 miles | Good — 21 Sep 2017 |
| Wembley High Technology College | Secondary | 0.4 miles | Outstanding — 30 Mar 2023 |
| East Lane Primary School | Primary | 0.5 miles | Outstanding — 13 Jan 2020 |
| St George's Primary Catholic Voluntary Academy | Primary | 0.6 miles | Outstanding — 28 Sep 2023 |
| Harris Primary Academy South Kenton | Primary | 0.7 miles | Inadequate — 15 Feb 2024 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #6611042
- **Address:** 172 Watford Road, WEMBLEY, HA0 3HB
- **Certificate Issued:** 29/06/2009
- **Work Completed:** 02/06/2009
- **Items:** 3 window(s), 1 door(s)