Description
Below is the comprehensive look at a freehold 16-flat block with a commercial unit in Wembley HA9, guide price £4,750,000, offering ≈7% stabilized net yield and 30%+ break-up margin potential.
Firstly, the Wembley HA9 mixed-use block presents a rare below-market acquisition for investors seeking stable income and value uplift. Secured at £447/ft² NIA, this freehold block of 16 flats and one commercial premises sits in the heart of a £1.7 billion regeneration zone, offering both immediate cash flow and long-term capital growth.
Secondly, on stabilization, the asset can deliver a 7% net yield (≈£332,500 p.a.), underpinned by robust rental demand from young professionals and students in Brent, where net yields for mixed-use blocks range from 5%–7%. Alternatively, a title-splitting strategy—refurbishing flats to upper-quartile standards and creating individual leasehold parcels—can unlock a 30%+ break-up margin, subject to premium pricing and execution within 18 months.
This property benefits from unbeatable connectivity: Wembley Park Station (Zone 4) offers direct access to Central London in under 20 minutes, while Wembley Stadium Station provides fast routes to Marylebone. Neighbourhood amenities include the London Designer Outlet, Boxpark Wembley, and Union Park, all within a short stroll.
The freehold structure and turnkey configuration make this block ideal for investors targeting either a buy-and-hold strategy or an accelerated break-up exit.
For further insights, view our https://www.palaceauctions.com/area-guides/wembley and upcoming dates in the palaceauctions.com/auction-calendar. Planning precedents and structural surveys are available upon request via the Brent Council Planning Portal.
Key Takeaways:
Prime acquisition at £447 / ft² NIA, ~15% below HA9 median of £524 / ft² (equivalent to £5,640/sqm).
Stabilized net yield ~7% on guide price, generating ~£332,500 p.a. income.
Title-splitting (“break-up”) strategy can unlock 30%+ margin on resale.
Exceptional location with strong rental demand, regeneration tailwinds, and transport connectivity.
Income & Investment Analysis
| Metric | Value |
|---|---|
| Guide Price | £4,750,000 |
| Total NIA | 10,626 sq ft (987 sqm) |
| Stabilized Net Yield | ~7% |
| Annual Net Income | ~£332,500 |
| Break-Up Margin Potential | 30%+ |
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Figure: Comprehensive ROI analysis – comparing rental vs. break-up strategies (annualized ROI, cumulative returns, margin sensitivity, risk-return profile). |
Location
- Address: Wembley High Road, Wembley, HA9
- Underground: Wembley Park (Jubilee & Metropolitan); Wembley Central (Bakerloo & Overground)
- Rail: Wembley Stadium (Chiltern Railways to Marylebone in 9 min)
- Roads: M1, M25, M4 & M40 within easy reach; Heathrow Airport ~12 mi
- Bus: Routes 83, 92, 182, 223, 297, 18, 483
- brent.gov.uk/planning > Brent Council Planning Portal
- 🔗 tfl.gov.uk > Transport for London
- 🔗 boxpark.co.uk/wembley > Boxpark Wembley
- 🔗 londondesigneroutlet.com > London Designer Outlet
Last updated: Sunday, September 07, 2025, 15:05 BST
