# 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:** 4.2%
- **10y growth:** 25.1%

## 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)