Sold STC Flat

FLAT 11

BEST HOUSE, MATTHEWS CLOSE, WEMBLEY, GREATER LONDON HA9 8FE

2 beds 2 baths 797 sq ft Listed 20 Jun 2025 (-355d)

£425,000

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Property details

Tenure

LEASEHOLD

Floor area

74 m²

EPC rating

C

Year built

England and Wales: 2012 onwards

Last sold

£430,000 Oct 2025

Price per m²

£5,743/m²

Local average

£487,526 (-12.8%)

Deprivation

Decile 3 (7,504 of 33,755)

Street crime

722 incidents within 1 mile (Apr 2026)

Key features

  • Fantastic 2 bedroom apartment with lift access
  • Spacious reception room with balcony access
  • Open plan kitchen with space to dine
  • 2 double bedrooms and 2 contemporary bathrooms
  • Secure residential development
  • Moments from Wembley Park

Description

Moments from Wembley Park, this beautifully presented 2 bedroom apartment features a bright open-plan living space, main bedroom with en suite and a superb balcony offering lovely views over Wembley.

Best House is conveniently located moments from Wembley Park Station and the amenities in Wembley Park. Wembley Stadium is within close proximity.

Please use the reference CHPK4414532 when contacting Foxtons.

Listed by

Wembley

Foxtons

Reference: 163616117

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 24/06/2025

Current heating cost: £249/year

Potential heating cost: £249/year

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan area for info only, not for £/sq. ft valuation

Floorplan area for info only, not for £/sq. ft valuation

Floorplan 2

Floorplan 2

EPC Graphs

EER

EER

Price history

21% since 2015

Event Date Price % change
Sold 23/10/2025 (7 months ago) £430,000 +21.1%
Sold 27/08/2015 (10 years ago) £355,000 —

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
SMITH HOUSE FLAT 17 MATTHEWS CLOSE, WEMBLEY, BRENT, GREATER LONDON, HA9 8FD £450,000 11/02/2026 Flat
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
56 CROWN WALK, WEMBLEY, BRENT, GREATER LONDON, HA9 8HU £368,000 29/08/2025 Flat
Same street 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
Same street 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
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
12 ELLIOTT CLOSE, WEMBLEY, BRENT, GREATER LONDON, HA9 8JH £392,500 27/09/2021 Flat
25 FLAT 2 BROOK AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 8PH £350,000 23/09/2021 Flat
WESTSIDE COURT, 71 FLAT 19 FORTY AVENUE, WEMBLEY, BRENT, GREATER LONDON, HA9 8FF £418,000 29/06/2021 Flat

Street average: £452,500 (2 sales)

Area average: £382,550 (20 sales)

Capital growth trend

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

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

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

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

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: £1,346/mo (Apr 2025 – Mar 2026)

Location

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

Address

Brook Avenue

Nearby

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

Type Name Distance
Bus stop Brook Avenue 0.1 miles
Train station Wembley Park 0.2 miles
Shop Capital 0.2 miles
Shop Exotic Convenience 0.2 miles
Train station Wembley Stadium 0.7 miles
University Middlesex University 2.8 miles
University Flood Hazard Research Centre 2.8 miles
Hospital The Portland Hospital 6.7 miles
Hospital Sleep & Health Clinic 6.8 miles

Street-level crime

Category Count
Violence and sexual offences 184
Anti-social behaviour 148
Theft from the person 59
Shoplifting 56
Other theft 48
Public order 46
Drugs 40
Robbery 38
Criminal damage and arson 35
Vehicle crime 22
Burglary 21
Possession of weapons 10
Other crime 9
Bicycle theft 6
Total incidents 722

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. Data from Get Information about Schools and Ofsted.

Name Type Distance Ofsted
Ark Academy Other 0.2 miles Outstanding — 2 May 2022
St Christopher's Prep School Other 0.2 miles — (No rating)
Michaela Community School Secondary 0.2 miles Outstanding — 22 Jun 2017
Preston Manor School Other 0.3 miles Good — 3 Aug 2012
Ashley College Other 0.4 miles Outstanding — 13 May 2024

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.47%
Max investor price (0.8%) £248,750
Target investor price (1%) £199,000
  • 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).