# 2 bedroom flat for sale (HA9 8FE) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 11, BEST HOUSE, MATTHEWS CLOSE, WEMBLEY, GREATER LONDON HA9 8FE | | Price | £425,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Last sold | £430,000 Oct 2025 | ## 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. ## Property Photos - ![Photo](/listings/photos/163616117/533546) - ![Photo](/listings/photos/163616117/533548) - ![Photo](/listings/photos/163616117/533550) - ![Photo](/listings/photos/163616117/533553) - ![Photo](/listings/photos/163616117/533554) - ![Photo](/listings/photos/163616117/533559) - ![Photo](/listings/photos/163616117/533560) - ![Photo](/listings/photos/163616117/533563) - ![Photo](/listings/photos/163616117/533564) - ![Photo](/listings/photos/163616117/533566) - ![Photo](/listings/photos/163616117/533568) - ![Photo](/listings/photos/163616117/533569) - ![Photo](/listings/photos/163616117/533571) - ![Photo](/listings/photos/163616117/533572) - ![Photo](/listings/photos/163616117/533574) ## Floorplans - ![Floorplan area for info only, not for £/sq. ft valuation](/listings/photos/163616117/533575) - Floorplan area for info only, not for £/sq. ft valuation - ![Floorplan 2](/listings/photos/163616117/533578) - Floorplan 2 ## EPC Graphs - ![EER](/listings/photos/163616117/533586) - EER ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | BEST HOUSE FLAT 11 MATTHEWS CLOSE, WEMBLEY, BRENT, GREATER LONDON, HA9 8FE | £430,000 | 23/10/2025 | Flat | | BEST HOUSE FLAT 11 MATTHEWS CLOSE, WEMBLEY, BRENT, GREATER LONDON, HA9 8FE | £355,000 | 27/08/2015 | 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 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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £487,526 (150 Flat, HA9, 2024–2026) - **Deviation:** -12.8% ## 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):** £1,346/mo ## 1% Rule - **Rent ratio:** 0.47% (weak for cashflow) - **Max investor price (0.8%):** £248,750 - **Target investor price (1%):** £199,000 *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 Area rent estimate.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -19.2% - **10y growth:** -1.4% ## 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)