# 2 bedroom apartment for rent (HA9 0BY) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 61, QUADRANT COURT, EMPIRE WAY, WEMBLEY, GREATER LONDON HA9 0BY | | Price | £2,300 pcm | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | D | | Last sold | £317,500 Dec 2025 | ## Description Are you ready to elevate your living experience? This stunning 2 bedroom apartment in Wembley offers a spacious 770 sq ft of living space on the upper floor with lift access. Furnished with modern decor, this property boasts two charming balcony perfect for enjoying your morning cuppa or evening sundowner. Ideal for families or 2 sharers looking for a stylish yet comfortable abode. Don't miss out on this new gem - book your viewing today! Step right up and behold this gem in the heart of Wembley! Behold this stunning upper-floor apartment, boasting a generous 770 sq ft. of living space. With a lift to whisk you effortlessly to your abode, convenience is the name of the game here. This delightful property features two bedrooms, making it perfect for sharers or students looking for a comfortable and stylish living space. The modern furnishings add a touch of elegance, while the balcony offers a spot to soak up the sun and enjoy a morning cuppa. With its new and fresh look, this apartment is ready and waiting for you to make it your own. Don't miss out on this fantastic opportunity - book your viewing today and make this apartment your new home sweet home! ## Property Photos - ![Picture No. 01](/listings/photos/170693270/533374) - Picture No. 01 - ![Picture No. 18](/listings/photos/170693270/533375) - Picture No. 18 - ![Picture No. 11](/listings/photos/170693270/533376) - Picture No. 11 - ![Picture No. 04](/listings/photos/170693270/533377) - Picture No. 04 - ![Picture No. 13](/listings/photos/170693270/533378) - Picture No. 13 - ![Picture No. 21](/listings/photos/170693270/533379) - Picture No. 21 - ![Picture No. 15](/listings/photos/170693270/533380) - Picture No. 15 - ![Picture No. 17](/listings/photos/170693270/533381) - Picture No. 17 - ![Picture No. 07](/listings/photos/170693270/533383) - Picture No. 07 - ![Picture No. 08](/listings/photos/170693270/533388) - Picture No. 08 - ![Picture No. 09](/listings/photos/170693270/533393) - Picture No. 09 - ![Picture No. 10](/listings/photos/170693270/533396) - Picture No. 10 - ![Picture No. 12](/listings/photos/170693270/533398) - Picture No. 12 - ![Picture No. 03](/listings/photos/170693270/533400) - Picture No. 03 - ![Picture No. 14](/listings/photos/170693270/533404) - Picture No. 14 - ![Picture No. 19](/listings/photos/170693270/533407) - Picture No. 19 - ![Picture No. 20](/listings/photos/170693270/533409) - Picture No. 20 - ![Picture No. 22](/listings/photos/170693270/533410) - Picture No. 22 - ![Picture No. 23](/listings/photos/170693270/533411) - Picture No. 23 - ![Picture No. 24](/listings/photos/170693270/533412) - Picture No. 24 - ![Picture No. 25](/listings/photos/170693270/533415) - Picture No. 25 ## Floorplans - ![Picture No. 26](/listings/photos/170693270/533417) - Picture No. 26 ## EPC Graphs - ![EPC Rating Graph](/listings/photos/170693270/533419) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | QUADRANT COURT FLAT 61 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0BY | £317,500 | 18/12/2025 | 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 | |---------|-------|------|------| | [Same street] QUADRANT COURT FLAT 1 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0BY | £205,000 | 27/11/2025 | Flat | | [Same street] QUADRANT COURT FLAT 12 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0BY | £195,000 | 22/08/2025 | Flat | | [Same street] QUADRANT COURT FLAT 68 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0BY | £350,000 | 28/01/2025 | Flat | | FORUM HOUSE FLAT 80 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0HJ | £322,000 | 18/12/2023 | Flat | | QUADRANT COURT FLAT 90 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0EQ | £270,000 | 08/12/2023 | Flat | | FORUM HOUSE FLAT 204 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0HL | £300,000 | 06/11/2023 | Flat | | OCTAVE HOUSE FLAT 12 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0RH | £344,100 | 21/07/2023 | Flat | | [Same street] QUADRANT COURT FLAT 36 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0BY | £250,000 | 21/03/2023 | Flat | | [Same street] QUADRANT COURT FLAT 47 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0BY | £390,000 | 30/12/2022 | Flat | | [Same street] QUADRANT COURT FLAT 66 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0BY | £305,000 | 26/08/2022 | Flat | | QUADRANT COURT FLAT 154 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0EQ | £100,000 | 19/08/2022 | Flat | | FORUM HOUSE FLAT 103 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0HJ | £285,000 | 25/07/2022 | Flat | | OCTAVE HOUSE FLAT 22 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0RH | £346,000 | 08/07/2022 | Flat | | FORUM HOUSE FLAT 102 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0HJ | £390,000 | 08/07/2022 | Flat | | FORUM HOUSE FLAT 97 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0HJ | £290,000 | 04/07/2022 | Flat | | QUADRANT COURT FLAT 195 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0EY | £315,000 | 30/06/2022 | Flat | | FORUM HOUSE FLAT 136 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0HJ | £300,000 | 22/04/2022 | Flat | | FORUM HOUSE FLAT 156 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0HL | £242,000 | 30/03/2022 | Flat | | QUADRANT COURT FLAT 212 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0EY | £110,250 | 21/12/2021 | Flat | | QUADRANT COURT FLAT 219 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0EY | £292,000 | 03/12/2021 | Flat | | [Same street] QUADRANT COURT FLAT 41 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0BY | £300,000 | 28/09/2021 | Flat | | OCTAVE HOUSE FLAT 18 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0RH | £296,000 | 26/07/2021 | Flat | | OCTAVE HOUSE FLAT 26 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0RH | £290,000 | 19/07/2021 | Flat | | QUADRANT COURT FLAT 177 EMPIRE WAY, WEMBLEY, BRENT, GREATER LONDON, HA9 0EY | £335,000 | 09/07/2021 | Flat | **Street average:** £285,000 (7 sales) **Area average:** £283,962 (17 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £487,526 (150 Flat, HA9, 2024–2026) - **Deviation:** -99.5% ## Rental Range *ONS Price Index of Private Rents (Brent). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,805/mo - **Realistic:** £2,005/mo - **Optimistic:** £2,206/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for North West London (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,346/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 | |------|------|------|------|------| | 2 Bed Flat, Forum House, HA9 | £2,250/mo | 2 | 0.09 miles | OpenRent | | 2 Bed Flat, Forum House, HA9 | £2,650/mo | 2 | 0.09 miles | OpenRent | **Average rent: £2,450/mo (2 listings)** ## 1% Rule - **Rent ratio:** 106.52% (strong) - **Max investor price (0.8%):** £306,250 - **Target investor price (1%):** £245,000 *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 £2,450/mo).* - **Gross yield:** 1278.3% - **Cost-to-rent:** 0.1× - **Monthly cashflow:** £2,171/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 3905.7% *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:** -13.9% - **10y growth:** -4.6% ## 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)