Flats/Maisonettes 2 sales on record

SMITH HOUSE FLAT 17 MATTHEWS CLOSE

WEMBLEY, BRENT, GREATER LONDON, HA9 8FD

£450,000

Location

Map view View on Google Maps View on OpenStreetMap Street View HA9 8FD

Nearby

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

Type	Name	Distance
Bus stop	Brook Avenue	0.1 miles
Train station	Wembley Park	0.1 miles
Shop	Capital	0.2 miles
University	Middlesex University	2.8 miles
Hospital	The Portland Hospital	6.7 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms (EPC estimate)

Bathrooms (EPC)

Floor area

75 m²

EPC rating

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

740 incidents within 1 mile (Mar 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 10/09/2025

Current heating cost: £376/year

Potential heating cost: £376/year

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	11/02/2026	£450,000	Flat	+12.5%	£450,000 to February 2026	View transaction
Sold	15/09/2015	£400,000	Flat	—	£420,247 to February 2026	View transaction

Historic listings

Checking public listings for past sale and let events matched to this address. Refresh in a few minutes.

Sold comparables

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

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)

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 -0.2%

10y growth 36.9%

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

1y (index) -6.1%

5y (index) -3.2%

10y (index) -1.9%

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 in the area (all bedroom counts shown — none matched the 1-bedroom EPC estimate). 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)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.51%

Max investor price (0.8%) £287,500

Target investor price (1%) £230,000

Gross yield 6.1%

Cost-to-rent ratio 16.3×

Monthly cashflow £273/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.5%

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

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	194
Anti-social behaviour	131
Shoplifting	68
Other theft	66
Theft from the person	64
Drugs	50
Robbery	39
Public order	35
Criminal damage and arson	30
Vehicle crime	29
Burglary	21
Possession of weapons	6
Other crime	4
Bicycle theft	3
Total incidents	740

Within 1 mile during Mar 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
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)

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 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
- Bedrooms (EPC estimate): 1
- Bathrooms (EPC): 1
- 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: 740 incidents within 1 mile (Mar 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 February 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 February 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:** -0.2%
- **10y growth:** 36.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -6.1%
- **5y growth (index):** -3.2%
- **10y growth (index):** -1.9%

## 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 in the area (all bedroom counts shown — none matched the 1-bedroom EPC estimate). 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 | 194 |
| Anti-social behaviour | 131 |
| Shoplifting | 68 |
| Other theft | 66 |
| Theft from the person | 64 |
| Drugs | 50 |
| Robbery | 39 |
| Public order | 35 |
| Criminal damage and arson | 30 |
| Vehicle crime | 29 |
| Burglary | 21 |
| Possession of weapons | 6 |
| Other crime | 4 |
| Bicycle theft | 3 |
| **Total incidents** | **740** |

*Within 1 mile during Mar 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) |