Sold STC Terraced

28 PARK VIEW

WEMBLEY, GREATER LONDON HA9 6JX

3 beds 980 sq ft Listed 9 Jan 2007 (-7076d)

£284,950

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# 3 bedroom terraced house for sale (HA9 6JX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 28 PARK VIEW, WEMBLEY, GREATER LONDON HA9 6JX |
| Price | £284,950 |
| Bedrooms | 3 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 91 m² |
| Last sold | £475,000 Mar 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £548/year
- **Est. upgrade cost to C:** £14,520

### Recommendations
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- E (£20)
- G (£350 - £450)
- I (£2,200 - £3,000)
- 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/9995-0020-5202-5902-2200)

## Description

**Entrance**

Opaque double glazed door and window to hall, ceiling light, understairs cupboard, phone point and single radiator.

**Reception**

25' into bay x 11'9 (7.62m x 3.58m) Double glazed window to the front, TV point, double radiator, gas fire (untested) and 2 ceiling lights.

**Showeroom**

Shower cubicle, wall mounted wash hand basin, low level W/C,  single radiator, tiled walls and floor, ceiling light and  extractor.

**Kitchen/Diner**

16'10 x 10'6 (5.13m x 3.20m). Range of floor and wall mounted  kitchen units with work surface incorporating stainless steel  sink and drainer, integrated oven and gas hob with extractor  hood, 'Bosch' washing machine, space for fridge freezer, wall  mounted gas boiler, ceiling light, double glazed window and  double glazed sliding patio doors overlooking garden.

**Landing**

Stairs to first floor, loft access and ceiling light.

**Bedroom 1**

13'5 into bay x 11'3 (4.09m x 3.43m). Double glazed bay window to the front, extensive fitted wardrobes, single radiator and ceiling light.

**Bedroom2**

13'5 into bay x 11'3 (4.09m x 3.43m). Double glazed bay window to the front, extensive fitted wardrobes, single radiator and ceiling light.

**Bedroom 3**

7'7 x 6'2 (2.31m x 1.88m). Double glazed window to the front,  single radiator and ceiling light.

**Bathroom**

Bath and panel with integrated hand shower, wall mounted wash hand basin, low level W/C, 2 opaque double glazed windows, ceiling  light, single radiator, tiled walls and floor.

**Rear Garden**

Mainly laid to lawn with mature planting and shrubs to dwarf brick wall.

**Front Garden**

Mainly laid to lawn with mature planting and shrubs to fenced borders, patio area and garage accessed via road to the rear.

**DIRECTIONS:**

From Wembley Triangle turn left, take 5th left into Victoria  avenue. Go to the end of the road and then turn into Park View as  you go round the bend. The property is on the left hand side.

haart is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate

## Property Photos

- ![Photo](/listings/photos/6344565/525905)
- ![Photo](/listings/photos/6344565/525906)
- ![Photo](/listings/photos/6344565/525907)
- ![Photo](/listings/photos/6344565/525908)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 PARK VIEW, WEMBLEY, BRENT, GREATER LONDON, HA9 6JX | £475,000 | 09/03/2022 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 130 VICTORIA AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 6PY | £475,000 | 12/09/2025 | Terraced |
| 6 CHIPPENHAM AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 6NQ | £525,000 | 20/12/2023 | Terraced |
| 165 MONKS PARK, WEMBLEY, BRENT, GREATER LONDON, HA9 6JP | £530,000 | 11/12/2022 | Terraced |
| 29 PARK VIEW, WEMBLEY, BRENT, GREATER LONDON, HA9 6JZ | £575,000 | 26/08/2022 | Terraced |
| 182 MONKS PARK, WEMBLEY, BRENT, GREATER LONDON, HA9 6LA | £490,000 | 03/05/2022 | Terraced |
| 38 CHIPPENHAM AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 6NQ | £505,000 | 13/01/2022 | Terraced |
| 39 GROVE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 6JS | £510,000 | 14/12/2021 | Terraced |
| 39 GROVE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 6JS | £523,000 | 14/12/2021 | Terraced |
| 39 GROVE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 6JS | £1,218,641 | 14/12/2021 | Terraced |
| 73 PARK VIEW, WEMBLEY, BRENT, GREATER LONDON, HA9 6JU | £485,000 | 08/11/2021 | Terraced |
| 5 TOWERS BUSINESS PARK, WEMBLEY, BRENT, GREATER LONDON, HA9 0LQ | £1,550,000 | 30/07/2021 | Terraced |
| 124 VICTORIA AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 6PY | £520,000 | 29/06/2021 | Terraced |
| 142 WYLD WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 6PU | £540,000 | 25/06/2021 | Terraced |
| 42 PARK VIEW, WEMBLEY, BRENT, GREATER LONDON, HA9 6JX | £440,000 | 22/06/2021 | Terraced |

**Area average:** £634,760 (14 sales)

## Price vs local average

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

- **Local average:** £491,392 (11 Terraced, HA9, 2024–2026)
- **Deviation:** -42%

## 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).*

- **LHA floor (this property size):** £1,675/mo

## 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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Vivian Avenue, HA9 | £2,250/mo | 3 | 0.36 miles | OpenRent |
| 3 Bed Semi-Detached House, Garden Way, NW10 | £2,500/mo | 3 | 0.39 miles | OpenRent |

**Average rent: £2,375/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.83% (okay)
- **Max investor price (0.8%):** £296,875
- **Target investor price (1%):** £237,500

*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 £2,375/mo).*

- **Gross yield:** 10%
- **Cost-to-rent:** 10×
- **Monthly cashflow:** £990/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14.4%

*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).*

## Price per Square Metre

- **£/m²:** £3,131/m²

## Capital growth trend

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

- **5y growth:** -12.2%
- **10y growth:** 7.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.5%
- **5y growth (index):** 4.7%
- **10y growth (index):** 9.2%

## 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)

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Property details

Floor area

91 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£475,000 Mar 2022

Price per m²

£3,131/m²

Local average

£491,392 (-42%)

Deprivation

Decile 6 (17,736 of 33,755)

Street crime

826 incidents within 1 mile (Mar 2026)

Description

This property has loads to offer a discerning buyer. Some highlights include massive through lounge and kitchen/diner, family bathroom and extra Showeroom, fully double glazed and gas central heating. in addition there is a lovely garden with a garage set to the rear.Call today, to book your tour.

Entrance
Opaque double glazed door and window to hall, ceiling light, understairs cupboard, phone point and single radiator.

Reception
25' into bay x 11'9 (7.62m x 3.58m) Double glazed window to the front, TV point, double radiator, gas fire (untested) and 2 ceiling lights.

Showeroom
Shower cubicle, wall mounted wash hand basin, low level W/C, single radiator, tiled walls and floor, ceiling light and extractor.

Kitchen/Diner
16'10 x 10'6 (5.13m x 3.20m). Range of floor and wall mounted kitchen units with work surface incorporating stainless steel sink and drainer, integrated oven and gas hob with extractor hood, 'Bosch' washing machine, space for fridge freezer, wall mounted gas boiler, ceiling light, double glazed window and double glazed sliding patio doors overlooking garden.

Landing
Stairs to first floor, loft access and ceiling light.

Bedroom 1
13'5 into bay x 11'3 (4.09m x 3.43m). Double glazed bay window to the front, extensive fitted wardrobes, single radiator and ceiling light.

Bedroom2
13'5 into bay x 11'3 (4.09m x 3.43m). Double glazed bay window to the front, extensive fitted wardrobes, single radiator and ceiling light.

Bedroom 3
7'7 x 6'2 (2.31m x 1.88m). Double glazed window to the front, single radiator and ceiling light.

Bathroom
Bath and panel with integrated hand shower, wall mounted wash hand basin, low level W/C, 2 opaque double glazed windows, ceiling light, single radiator, tiled walls and floor.

Rear Garden
Mainly laid to lawn with mature planting and shrubs to dwarf brick wall.

Front Garden
Mainly laid to lawn with mature planting and shrubs to fenced borders, patio area and garage accessed via road to the rear.

DIRECTIONS:
From Wembley Triangle turn left, take 5th left into Victoria avenue. Go to the end of the road and then turn into Park View as you go round the bend. The property is on the left hand side.

haart is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate

Listed by

Wembley

Spicerhaart

Reference: 6344565

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 11/02/2022

Current heating cost: £548/year

Potential heating cost: £394/year

Est. upgrade cost to C: £14,520

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

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£20)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	09/03/2022 (4 years ago)	£475,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
130 VICTORIA AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 6PY	£475,000	12/09/2025	Terraced
6 CHIPPENHAM AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 6NQ	£525,000	20/12/2023	Terraced
165 MONKS PARK, WEMBLEY, BRENT, GREATER LONDON, HA9 6JP	£530,000	11/12/2022	Terraced
29 PARK VIEW, WEMBLEY, BRENT, GREATER LONDON, HA9 6JZ	£575,000	26/08/2022	Terraced
182 MONKS PARK, WEMBLEY, BRENT, GREATER LONDON, HA9 6LA	£490,000	03/05/2022	Terraced
38 CHIPPENHAM AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 6NQ	£505,000	13/01/2022	Terraced
39 GROVE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 6JS	£510,000	14/12/2021	Terraced
39 GROVE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 6JS	£523,000	14/12/2021	Terraced
39 GROVE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 6JS	£1,218,641	14/12/2021	Terraced
73 PARK VIEW, WEMBLEY, BRENT, GREATER LONDON, HA9 6JU	£485,000	08/11/2021	Terraced
5 TOWERS BUSINESS PARK, WEMBLEY, BRENT, GREATER LONDON, HA9 0LQ	£1,550,000	30/07/2021	Terraced
124 VICTORIA AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 6PY	£520,000	29/06/2021	Terraced
142 WYLD WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 6PU	£540,000	25/06/2021	Terraced
42 PARK VIEW, WEMBLEY, BRENT, GREATER LONDON, HA9 6JX	£440,000	22/06/2021	Terraced

Area average: £634,760 (14 sales)

Capital growth trend

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

5y growth -12.2%

10y growth 7.5%

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

1y (index) -2.5%

5y (index) 4.7%

10y (index) 9.2%

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: £1,675/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HA9 6JX

Nearby

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

Type	Name	Distance
Bus stop	Third Way	0.1 miles
Bus stop	Carey Way	0.2 miles
Shop	Wembley Music Centre	0.3 miles
Shop	Union Park Grocers	0.4 miles
Train station	Wembley Stadium	0.6 miles
Train station	Wembley Park	0.8 miles
University	Middlesex University	3.1 miles
University	Flood Hazard Research Centre	3.1 miles
Hospital	The Portland Hospital	5.9 miles
Hospital	Sleep & Health Clinic	6.0 miles

Street-level crime

Category	Count
Violence and sexual offences	237
Anti-social behaviour	171
Other theft	71
Drugs	59
Theft from the person	56
Public order	48
Vehicle crime	40
Shoplifting	39
Criminal damage and arson	34
Robbery	33
Burglary	24
Possession of weapons	8
Bicycle theft	3
Other crime	3
Total incidents	826

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
Oakington Manor Primary School	Primary	0.2 miles	Good — 7 Dec 2023
Phoenix Arch School	Other	0.3 miles	Good — 8 Sep 2024
St Margaret Clitherow RC Primary School	Primary	0.5 miles	Good — 9 Sep 2011
Chalkhill Primary School	Primary	0.5 miles	Good — 27 Apr 2023
Brentfield Primary School	Primary	0.6 miles	Good — 13 Jul 2012

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
3 Bed Semi-Detached House, Vivian Avenue, HA9	£2,250/mo	3	0.36 miles	OpenRent
3 Bed Semi-Detached House, Garden Way, NW10	£2,500/mo	3	0.39 miles	OpenRent

Average rent: £2,375/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.83%

Max investor price (0.8%) £296,875

Target investor price (1%) £237,500

Gross yield 10%

Cost-to-rent ratio 10×

Monthly cashflow £990/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 14.4%

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).