# SMITH HOUSE FLAT 17 MATTHEWS CLOSE, WEMBLEY, BRENT, GREATER LONDON, HA9 8FD

## Property details

- Slug: `3e4ad52` (address key hash: `3e4ad52e299faae9ed6c0d7f91a5f184c43c34f8`)
- Postcode: HA9 8FD
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Floor area: 75 m²
- EPC rating: C
- Year built: England and Wales: 2012 onwards
- Last sold: £450,000 Feb 2026
- Price per m²: £6,000/m²
- Local average: £487,526 (150 sales)
- Street crime: 718 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £450,000
- Date: 2026-02-11
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Current heating cost:** £376/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1635-6621-4500-0560-4292)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-11 | £450,000 | Flat | +12.5% | £450,000 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673e-ccd2-d8ea-e063-4704a8c0bf7d) |
| Sold | 2015-09-15 | £400,000 | Flat | — | £420,247 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/288dce28-af7e-e510-e050-a8c06205480e) |

*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 |
|---------|-------|------|------|
| SMITH HOUSE FLAT 17 MATTHEWS CLOSE, WEMBLEY, BRENT, GREATER LONDON, HA9 8FD | £450,000 | 11/02/2026 | Flat |
| SMITH HOUSE FLAT 17 MATTHEWS CLOSE, WEMBLEY, BRENT, GREATER LONDON, HA9 8FD | £400,000 | 15/09/2015 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| SMITH HOUSE FLAT 23 MATTHEWS CLOSE, WEMBLEY, BRENT, GREATER LONDON, HA9 8FD | £430,000 | 09/12/2025 | Flat |
| SMITH HOUSE FLAT 20 MATTHEWS CLOSE, WEMBLEY, BRENT, GREATER LONDON, HA9 8FD | £400,000 | 01/12/2025 | Flat |
| SMITH HOUSE FLAT 29 MATTHEWS CLOSE, WEMBLEY, BRENT, GREATER LONDON, HA9 8FD | £425,000 | 28/11/2025 | Flat |
| SMITH HOUSE FLAT 19 MATTHEWS CLOSE, WEMBLEY, BRENT, GREATER LONDON, HA9 8FD | £440,000 | 05/11/2025 | Flat |
| BEST HOUSE FLAT 11 MATTHEWS CLOSE, WEMBLEY, BRENT, GREATER LONDON, HA9 8FE | £430,000 | 23/10/2025 | Flat |
| 56 CROWN WALK, WEMBLEY, BRENT, GREATER LONDON, HA9 8HU | £368,000 | 29/08/2025 | Flat |
| BEST HOUSE FLAT 16 MATTHEWS CLOSE, WEMBLEY, BRENT, GREATER LONDON, HA9 8FE | £440,000 | 11/08/2025 | Flat |
| TAVERNERS COURT FLAT 11 FORTY AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 8RU | £330,000 | 16/01/2025 | Flat |
| WAYSIDE COURT FLAT 2 OAKINGTON AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 8HX | £255,000 | 17/11/2023 | Flat |
| CENTURY HOUSE FLAT 3 FORTY AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 8RS | £330,000 | 04/04/2023 | Flat |
| BEST HOUSE FLAT 29 MATTHEWS CLOSE, WEMBLEY, BRENT, GREATER LONDON, HA9 8FE | £465,000 | 16/12/2022 | Flat |
| 18 ELLIOTT CLOSE, WEMBLEY, BRENT, GREATER LONDON, HA9 8JH | £340,000 | 11/11/2022 | Flat |
| CENTURY HOUSE FLAT 4 FORTY AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 8RS | £350,000 | 15/09/2022 | Flat |
| WESTSIDE COURT, 71 FLAT 16 FORTY AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 8FF | £440,000 | 11/08/2022 | Flat |
| TAVERNERS COURT FLAT 4 FORTY AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 8RU | £265,000 | 29/07/2022 | Flat |
| WAYSIDE COURT FLAT 8 OAKINGTON AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 8HX | £282,500 | 22/07/2022 | Flat |
| 55A BRIDGE ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 9AG | £380,000 | 18/05/2022 | Flat |
| 6 MASON COURT, WEMBLEY, BRENT, GREATER LONDON, HA9 9PD | £340,000 | 29/04/2022 | Flat |
| 122 - 126 WEMBLEY PARK DRIVE, WEMBLEY, BRENT, GREATER LONDON, HA9 8HP | £700,000 | 21/03/2022 | Flat |
| CENTURY HOUSE FLAT 16 FORTY AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 8RS | £345,000 | 25/01/2022 | Flat |

**Area average:** £387,775 (20 sales)

## Capital growth trend

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

- **5y growth:** -19.2%
- **10y growth:** -1.4%

## House Price Index (HM Land Registry)

*Official index for Brent; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -6.6%
- **5y growth (index):** -3.7%
- **10y growth (index):** -0.1%

## 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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Century House, HA9 | £2,100/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Semi-Detached House, Manor Drive, HA9 | £3,000/mo | 2 | 0.35 miles | OpenRent |
| 2 Bed Flat, Wembley Park Drive, HA9 | £2,300/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed Flat, Wembley Hill Road, HA9 | £2,799/mo | 2 | 0.47 miles | OpenRent |
| 2 Bed Flat, Wembley Hill Road, HA9 | £1,750/mo | 2 | 0.48 miles | OpenRent |

**Average rent: £2,390/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.51% (weak for cashflow)
- **Max investor price (0.8%):** £287,500
- **Target investor price (1%):** £230,000

*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 £2,300/mo).*

- **Gross yield:** 6.1%
- **Cost-to-rent:** 16.3×
- **Monthly cashflow:** £273/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.5%

*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:** Not in Flood Risk Area (no data)

[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 | 181 |
| Anti-social behaviour | 147 |
| Theft from the person | 59 |
| Shoplifting | 56 |
| Other theft | 48 |
| Public order | 46 |
| Drugs | 41 |
| Robbery | 38 |
| Criminal damage and arson | 35 |
| Burglary | 21 |
| Vehicle crime | 21 |
| Possession of weapons | 10 |
| Other crime | 9 |
| Bicycle theft | 6 |
| **Total incidents** | **718** |

*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 |
|------|------|----------|--------|
| Ark Academy | Other | 0.2 miles | Outstanding — 2 May 2022 |
| Michaela Community School | Secondary | 0.2 miles | Outstanding — 22 Jun 2017 |
| St Christopher's Prep School | Other | 0.2 miles | — (No rating) |
| Preston Manor School | Other | 0.3 miles | Good — 3 Aug 2012 |
| Lycee International de Londres | Other | 0.4 miles | — (No rating) |