# Studio apartment for sale (HA9 6FE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 1404, WEM TOWER, 1, HARROW ROAD, WEMBLEY, GREATER LONDON HA9 6FE |
| Price | £330,000 |
| Council tax | TBC |
| Last sold | £325,000 May 2023 |

## Description

Ellis and Co are proud to present a wonderful place where people and community thrive.

Wem Tower will offer a vibrant space animated with amazing community facilities like Gym, Salon, Cafe, Bar and lot more. A minute walk from Stonebridge Park station makes it highly convenient for commuters.

The development of a cutting-edge multi-story industrial centre and premium workplace completes the range of amenities at WemTower, transforming it into a distinctive waterside destination for recreation, socialising, and relaxation.

Service charge - £145/month

Ground rent - £150/year

Lease - TBC

Council Tax - B

EPC - B

Call now to book viewings!

## Property Photos

- ![Picture No. 10](/listings/photos/151844972/215090) - Picture No. 10
- ![Picture No. 04](/listings/photos/151844972/215091) - Picture No. 04
- ![Picture No. 08](/listings/photos/151844972/215092) - Picture No. 08
- ![Picture No. 02](/listings/photos/151844972/215093) - Picture No. 02
- ![Picture No. 01](/listings/photos/151844972/215094) - Picture No. 01
- ![Picture No. 05](/listings/photos/151844972/215095) - Picture No. 05
- ![Picture No. 07](/listings/photos/151844972/215096) - Picture No. 07
- ![Picture No. 09](/listings/photos/151844972/215097) - Picture No. 09
- ![Picture No. 11](/listings/photos/151844972/215099) - Picture No. 11

## Floorplans

- ![Floorplan](/listings/photos/151844972/215101) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| WEM TOWER, 1 FLAT 1404 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FE | £325,000 | 03/05/2023 | Flat |
| WEM TOWER, 1 FLAT 1404 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FE | £165,000 | 23/02/2021 | 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 |
|---------|-------|------|------|
| 25 ALDBURY AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 6EY | £238,000 | 14/07/2025 | Flat |
| WEM TOWER, 1 FLAT 1103 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FD | £335,000 | 20/12/2023 | Flat |
| [Same street] WEM TOWER, 1 FLAT 1406 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FE | £320,000 | 07/12/2023 | Flat |
| 90A TOKYNGTON AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 6HL | £300,000 | 08/09/2023 | Flat |
| WEM TOWER, 1 FLAT 1012 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FD | £289,000 | 16/12/2022 | Flat |
| WEM TOWER, 1 FLAT 1013 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FD | £290,000 | 16/12/2022 | Flat |
| WEM TOWER, 1 FLAT 1016 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FD | £287,000 | 16/12/2022 | Flat |
| WEM TOWER, 1 FLAT 1603 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FF | £335,000 | 07/12/2022 | Flat |
| [Same street] WEM TOWER, 1 FLAT 1312 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FE | £280,000 | 29/10/2022 | Flat |
| [Same street] WEM TOWER, 1 FLAT 1313 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FE | £332,000 | 24/10/2022 | Flat |
| [Same street] WEM TOWER, 1 FLAT 1311 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FE | £280,000 | 24/10/2022 | Flat |
| WEM TOWER, 1 FLAT 1010 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FD | £295,000 | 14/10/2022 | Flat |
| WEM TOWER, 1 FLAT 1002 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FD | £322,000 | 02/09/2022 | Flat |
| WEM TOWER, 1 FLAT 1014 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FD | £303,000 | 11/08/2022 | Flat |
| WEM TOWER, 1 FLAT 1007 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FD | £312,500 | 11/08/2022 | Flat |
| WEM TOWER, 1 FLAT 1107 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FD | £317,000 | 15/07/2022 | Flat |
| WEM TOWER, 1 FLAT 1122 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FD | £380,000 | 07/07/2022 | Flat |
| [Same street] WEM TOWER, 1 FLAT 1413 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FE | £263,000 | 17/06/2022 | Flat |
| WEM TOWER, 1 FLAT 1009 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FD | £303,000 | 16/06/2022 | Flat |
| WEM TOWER, 1 FLAT 1001 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FD | £385,000 | 14/06/2022 | Flat |
| WEM TOWER, 1 FLAT 1119 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FD | £280,000 | 14/06/2022 | Flat |
| WEM TOWER, 1 FLAT 1105 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FD | £296,670 | 06/06/2022 | Flat |
| [Same street] WEM TOWER, 1 FLAT 1512 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FE | £308,000 | 29/05/2022 | Flat |
| [Same street] WEM TOWER, 1 FLAT 1415 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FE | £365,000 | 27/05/2022 | Flat |
| WEM TOWER, 1 FLAT 1108 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FD | £357,000 | 27/05/2022 | Flat |
| WEM TOWER, 1 FLAT 1018 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FD | £300,000 | 25/05/2022 | Flat |
| WEM TOWER, 1 FLAT 1116 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FD | £313,000 | 25/05/2022 | Flat |
| [Same street] WEM TOWER, 1 FLAT 1417 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FE | £320,000 | 20/04/2022 | Flat |
| [Same street] WEM TOWER, 1 FLAT 1320 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FE | £312,000 | 20/04/2022 | Flat |
| [Same street] WEM TOWER, 1 FLAT 1321 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FE | £319,500 | 11/04/2022 | Flat |
| [Same street] WEM TOWER, 1 FLAT 1304 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FE | £263,000 | 01/04/2022 | Flat |
| [Same street] WEM TOWER, 1 FLAT 1418 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FE | £320,000 | 01/04/2022 | Flat |
| [Same street] WEM TOWER, 1 FLAT 1503 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FE | £323,000 | 01/04/2022 | Flat |
| [Same street] WEM TOWER, 1 FLAT 1307 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FE | £315,000 | 25/03/2022 | Flat |
| [Same street] WEM TOWER, 1 FLAT 1310 HARROW ROAD, WEMBLEY, BRENT, GREATER LONDON, HA9 6FE | £269,000 | 25/02/2022 | Flat |

**Street average:** £305,967 (15 sales)
**Area average:** £311,909 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £487,526 (150 Flat, HA9, 2024–2026)
- **Deviation:** -32.3%

## 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 |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Grittleton Avenue, HA9 | £750/mo | 4 | 0.22 miles | OpenRent |
| Studio Flat, Georgian Court, HA9 | £1,777/mo | 1 | 0.37 miles | OpenRent |
| 1 Bed Flat, Very Near Beresford Avenue Canal Are, HA0 | £1,900/mo | 1 | 0.41 miles | OpenRent |

**Average rent: £1,476/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £222,125
- **Target investor price (1%):** £177,700

*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 £1,777/mo).*

- **Gross yield:** 6.5%
- **Cost-to-rent:** 15.5×
- **Monthly cashflow:** £275/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.4%

*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).*

## Capital growth trend

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

- **5y growth:** -23.4%
- **10y growth:** -4.2%

## 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%

## 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)