Terraced 3 sales on record

81 SELAN GARDENS

HAYES, HILLINGDON, GREATER LONDON, UB4 0EB

£417,500

Location

Map view View on Google Maps View on OpenStreetMap Street View UB4 0EB

Nearby

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

Type	Name	Distance
Bus stop	Shaftesbury Waye	0.1 miles
Shop	Vauxhall	0.3 miles
Train station	Hayes and Harlington	1.6 miles
University	Unknown	3.3 miles
Hospital	Hounslow Medical Centre	3.9 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

77 m²

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£417,500 Mar 2026

Price per m²

£5,422/m²

Local average

£453,944 (27 sales)

Street crime

522 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 19/09/2025

Expiry date: 18/09/2035

Current heating cost: £759/year

Potential heating cost: £519/year

Est. upgrade cost to C: £20,550

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (£900 - £1,500)
Floor insulation (solid floor) (£5,000 - £10,000)
Replace boiler with new condensing boiler (£2,200 - £3,500)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	10/03/2026	£417,500	Terraced	+92%	£415,429 to April 2026	View transaction
Sold	01/09/2010	£217,500	Terraced	+285%	£412,387 to April 2026	View transaction
Sold	29/09/1999	£56,500	Terraced	—	£252,989 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£417,500
listed	23/09/2025	£435,000
sold	01/01/2010	£217,500
sold	01/01/1999	£56,500

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
141 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0ER	£450,000	05/09/2025	Terraced
49 SELAN GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0EA	£515,000	07/03/2025	Terraced
49 SELAN GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0EA	£515,000	07/03/2025	Terraced
75 BEDFORD AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0DS	£415,000	12/10/2023	Terraced
57 SELAN GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0EB	£527,000	04/09/2023	Terraced
27 SELAN GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0EA	£450,000	11/11/2022	Terraced
155 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0ER	£490,000	28/09/2022	Terraced

Area average: £480,286 (7 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 5.2%

10y growth 26.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Hillingdon. Series: Terraced. As of April 2026.

1y (index) 0.9%

5y (index) 11.1%

10y (index) 21.6%

Rental Range

Estimated market rent for Hillingdon. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,401/mo

Realistic £1,557/mo

Optimistic £1,713/mo

Based on Local Authority from postcode lookup → Hillingdon.

LHA (30th percentile) floor for Outer West London: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed End Terrace, Shaftesbury Waye, UB4	£1,575/mo	2	0.14 miles	OpenRent

Average rent: £1,575/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%

Max investor price (0.8%) £196,875

Target investor price (1%) £157,500

Gross yield 4.5%

Cost-to-rent ratio 22.1×

Monthly cashflow £-252/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.5%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	146
Anti-social behaviour	127
Shoplifting	88
Vehicle crime	43
Other theft	22
Burglary	20
Drugs	18
Public order	17
Theft from the person	15
Robbery	9
Bicycle theft	6
Other crime	5
Possession of weapons	5
Criminal damage and arson	1
Total incidents	522

Within 1 mile during May 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
Yeading Junior School	Primary	0.2 miles	Good — 11 Jul 2023
Yeading Infant and Nursery School	Primary	0.2 miles	Outstanding — 29 Apr 2019
Barnhill Community High School	Secondary	0.5 miles	Outstanding — 24 Apr 2024
Belmore Primary Academy	Primary	0.6 miles	Good — 21 Jan 2024
Brookside Primary School	Primary	0.6 miles	Good — 24 Mar 2019

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
09/07/2012	07/06/2012	—	1

# 81 SELAN GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0EB

## Property details

- Slug: `2995444` (address key hash: `29954445ba330362988d0a2a00e98fcca1370232`)
- Postcode: UB4 0EB
- Transactions on record: 3

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 77 m²
- EPC rating: D
- Year built: England and Wales: 1976-1982
- Last sold: £417,500 Mar 2026
- Price per m²: £5,422/m²
- Local average: £453,944 (27 sales)
- Street crime: 522 incidents within 1 mile (May 2026)

## Latest sale

- Price: £417,500
- Date: 2026-03-10
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 18/09/2035
- **Current heating cost:** £759/year
- **Est. upgrade cost to C:** £20,550

### Recommendations
- B (£900 - £1,500)
- W2 (£5,000 - £10,000)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8400-7910-0322-6598-3153)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-10 | £417,500 | Terraced | +92% | £415,429 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-76c3-8922-e063-4804a8c094d0) |
| Sold | 2010-09-01 | £217,500 | Terraced | +285% | £412,387 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/f9c4fb91-00a0-4c19-adc4-4a7f3a5382a0) |
| Sold | 1999-09-29 | £56,500 | Terraced | — | £252,989 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/56d7ad7d-45cd-4c49-aab7-ebd63b06c7f8) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 81 SELAN GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0EB | £417,500 | 10/03/2026 | Terraced |
| 81 SELAN GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0EB | £217,500 | 01/09/2010 | Terraced |
| 81 SELAN GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0EB | £56,500 | 29/09/1999 | Terraced |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [167318291](http://87.117.209.195:8080/listings/cb3e5ab)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £417,500 |
| listed | 2025-09-23 | £435,000 |
| sold | 2010-01-01 | £217,500 |
| sold | 1999-01-01 | £56,500 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 141 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0ER | £450,000 | 05/09/2025 | Terraced |
| 49 SELAN GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0EA | £515,000 | 07/03/2025 | Terraced |
| 49 SELAN GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0EA | £515,000 | 07/03/2025 | Terraced |
| 75 BEDFORD AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0DS | £415,000 | 12/10/2023 | Terraced |
| 57 SELAN GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0EB | £527,000 | 04/09/2023 | Terraced |
| 27 SELAN GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0EA | £450,000 | 11/11/2022 | Terraced |
| 155 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0ER | £490,000 | 28/09/2022 | Terraced |

**Area average:** £480,286 (7 sales)

## Capital growth trend

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

- **5y growth:** 5.2%
- **10y growth:** 26.4%

## House Price Index (HM Land Registry)

*Official index for Hillingdon; Terraced series; as of April 2026.*

- **1y growth (index):** 0.9%
- **5y growth (index):** 11.1%
- **10y growth (index):** 21.6%

## Rental Range

*ONS Price Index of Private Rents (Hillingdon). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,401/mo
- **Realistic:** £1,557/mo
- **Optimistic:** £1,713/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer West London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed End Terrace, Shaftesbury Waye, UB4 | £1,575/mo | 2 | 0.14 miles | OpenRent |

**Average rent: £1,575/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £196,875
- **Target investor price (1%):** £157,500

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,575/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22.1×
- **Monthly cashflow:** £-252/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.5%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 146 |
| Anti-social behaviour | 127 |
| Shoplifting | 88 |
| Vehicle crime | 43 |
| Other theft | 22 |
| Burglary | 20 |
| Drugs | 18 |
| Public order | 17 |
| Theft from the person | 15 |
| Robbery | 9 |
| Bicycle theft | 6 |
| Other crime | 5 |
| Possession of weapons | 5 |
| Criminal damage and arson | 1 |
| **Total incidents** | **522** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Yeading Junior School | Primary | 0.2 miles | Good — 11 Jul 2023 |
| Yeading Infant and Nursery School | Primary | 0.2 miles | Outstanding — 29 Apr 2019 |
| Barnhill Community High School | Secondary | 0.5 miles | Outstanding — 24 Apr 2024 |
| Belmore Primary Academy | Primary | 0.6 miles | Good — 21 Jan 2024 |
| Brookside Primary School | Primary | 0.6 miles | Good — 24 Mar 2019 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #8946393
- **Address:** 81 Selan Gardens, HAYES, UB4 0EB
- **Certificate Issued:** 09/07/2012
- **Work Completed:** 07/06/2012
- **Items:** 1 door(s)