4-bed terraced for sale in Wembley HA9 — £610K | Dwelfy

Deals · HA9 · Cecil Avenue, WEMBLEY

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Loses money — only works at a lower price

Let by the room, it costs you £518 a month. That is £6,219 a year, every year you hold it.

The room rents rest on 5347 local room lets, so treat them as a guide. The shortfall is not a data problem: at this price, on these costs, the rent does not cover what it takes to hold it. It only works if you are buying for the capital growth, or buying it cheaper.

Cecil Avenue, WEMBLEY

4 BED TERRACEDListed 69d · ~2.5mo

£610,000

Why it works

5.51% return before costs — around the area average for this property type
Nothing here is unusual enough, in either direction, to be a reason on its own.

Why to be cautious

No EPC band on record — the rating decides whether you may legally rent it out
An F or G rating has made a property unlettable on new tenancies since April 2020, and every rent figure on this page assumes it can be let.Free to check on the government EPC register in under a minute — do it before you offer, not after.
Article 4 in area — Rent by the room conversion needs planning permission
The council has removed the automatic right to convert to a shared house here — it needs planning permission.It does not affect letting the property normally, and permission is often granted. It is a step, not a wall. See who decides →
Monthly profit −£518/mo — you would top this up heavily, every month, from your own income
You would be topping it up every month, from your own income, for as long as you hold it.That can still be the plan if you are buying for capital growth — but it should be a decision, not a surprise. Try your own numbers →
-2.6% a year over five years — you tie up a lot of cash for what it returns
The capital you tie up is large relative to what the deal returns over five years.A lower offer or a smaller deposit changes this more than a higher rent does. Try a lower offer →

Is it a good location?
Wembley, HA9 7DZ
2 of 5 schools in this postcode area rated Good or Outstanding and flood risk checking… — open for the map, the schools and the rest.
Article 4Planning permission required to let by the room
postcode area, not this address

Ready to move on this deal?

Generates an offer pack with your numbers & sources — take it to the agent.

Listing seen …

What if…

Rent room-by-room to 3+ unrelated tenants from 2+ households sharing facilities. Statutory HMO definition; mandatory licence kicks in at 5+ tenants.

You keep-£518/mo

All-in cash£278,408

PaybackNever

Offer

Deposit

Mortgage rate

The dial above is the rate you would be quoted. Every figure on this page is worked at 6.70% — that rate plus a 0.75pp premium lenders add on a limited-company purchase.

Rent by the room

Double rooms

Rent per double

Single rooms

Rent per single

£2,459/mo from 3 rooms — the rent on this strategy is the mix, not a figure of its own.2 doubles at £896 · 1 single at £667

Ensuites and studios are Pro. They let for more and cost more to build, and the figures above exclude them entirely — nothing here is counting a room you cannot see.

Doing it up

Estimated, not surveyed — nobody has been inside.

Running costs come as one supplied figure for this house-share (letting, repairs, bills, insurance and empty weeks together), so the individual lines cannot be moved.

More assumptions5

Mortgage term

Fixed for

Stress rate

Solicitor + survey

Lender fees

Where these figures came from13

Offer the asking price£610,000Asking price from listing

Deposit a typical assumption25%Standard 75% LTV for HMO

Mortgage rate a typical assumption5.95%Specialist 5-year fixed at 75% LTV — 5.95% (as of 2026-09-14). 5.95% headline + 0.75pp limited-company product premium = 6.70% charged in this model.

Doing it up a typical figure, not a quote£60,858Per-property refurb estimate from the element rate-card model (£45,644–£85,201 range), VAT-inclusive

Double rooms a general default, not this property2

Rent per double a general default, not this property£896/mo

Single rooms a general default, not this property1

Rent per single a general default, not this property£667/mo

Mortgage term a general default, not this property25 yrs

Fixed for a typical assumption5 yrsFixed for 5 years (Specialist 5-year fixed at 75% LTV); after the fix the projection charges the reversion rate — a stated assumption, not a forecast.

Stress rate a typical assumption7.50%The higher of 5.5% and your rate + 2 points (PRA SS13/16): 7.5%

Solicitor + survey a typical figure, not a quote£2,900Standard house — £1,900 legal + £1,000 survey

Lender fees a typical figure, not a quote£10,1502% product fee on £457,500 loan + £1,000 booking fee

These are this page’s own derivation notes, unedited. A figure marked a typical figure, not a quote is our model of a cost for a property of this kind in this area — not a price anybody has given you, and the first thing worth replacing with a real one.

Notes

Auto-saves

Listed by

Daniels

020 3879 5757 View on portal

Asking price£610,000

Let by the room, it costs you £518 a month. That is £6,219 a year, every year you hold it.

What if I change my assumptions?The dialsAt the asking price, 25% deposit, 6.70% chargedChange any of these 13 and every card on this page changes with it. The 6.70% is the 5.95% quoted plus a company premium.◧ worked out from local rents

How big is it, really?The planThe rooms are on the plan; the total is notThe plan is on file; the floor area is not.□ no floor area published

Is it a good location?Open the mapWembley, HA9 7DZ2 of 5 schools in this postcode area rated Good or Outstanding and flood risk checking… — open for the map, the schools and the rest.Article 4Planning permission required to let by the room■ postcode area, not this address

Is it a good location?
Wembley, HA9 7DZ
2 of 5 schools in this postcode area rated Good or Outstanding and flood risk checking… — open for the map, the schools and the rest.
Article 4Planning permission required to let by the room
postcode area, not this address