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What's the spectrum congestion like? There is a problem with too many WiFi networks on overlapping frequencies and signal power turned up to 11. Rather than one AP to cover the home we need lots of smaller quieter ones but that's never going to happen :(
Making sure you are on 5GHz helps as there tends to be less interference. Living in a log cabin in the middle of the woods with no neighbours for 5 miles is also good but apparently impractical.
This is what I was wondering. I have a Unifi AP AC LR which claims 867Mbps but even in the same room I'm not maxing out my 200Mbps connection on a speed test (wired connections do) so wasn't sure if there were other factors at play.