Terraced

129 KINGS AVENUE

GREENFORD, EALING, GREATER LONDON, UB6 9DF

£560,000

Location

Map view View on Google Maps View on OpenStreetMap Street View UB6 9DF

Nearby

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

Type	Name	Distance
Bus stop	Wallis Road	0.2 miles
Shop	London Bike Hub	0.3 miles
Train station	Southall	1.2 miles
University	University of West London	2.4 miles
Hospital	Hounslow Medical Centre	3.6 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

131 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£560,000 Feb 2026

Price per m²

£4,275/m²

Local average

£576,293 (36 sales)

Street crime

644 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 13/09/2025

Expiry date: 12/09/2035

Current heating cost: £1,125/year

Potential heating cost: £799/year

Est. upgrade cost to C: £19,300

Recommendations

Flat roof or sloping ceiling insulation (£900 - £1,200)
50 mm internal or external wall insulation (£7,500 - £11,000)
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	19/02/2026	£560,000	Terraced	—	£546,452 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	£560,000
listed	18/11/2025	£600,000
sold	01/01/2007	£329,000
sold	01/01/2001	£157,000

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
91 ALLENBY ROAD, SOUTHALL, EALING, GREATER LONDON, UB1 2EZ	£400,000	30/07/2025	Terraced
204 KINGS AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9DE	£580,000	05/03/2025	Terraced
53 KINGS AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9DB	£578,000	14/06/2024	Terraced
34 KEATS WAY, GREENFORD, EALING, GREATER LONDON, UB6 9HE	£660,000	15/08/2023	Terraced
28 ST URSULA ROAD, SOUTHALL, EALING, GREATER LONDON, UB1 2TH	£540,000	20/07/2023	Terraced
25 QUEENS AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9BU	£480,000	22/05/2023	Terraced
37 HURLEY ROAD, GREENFORD, EALING, GREATER LONDON, UB6 9EZ	£540,000	18/04/2023	Terraced
47 QUEENS AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9BU	£350,000	15/12/2022	Terraced
127 HURLEY ROAD, GREENFORD, EALING, GREATER LONDON, UB6 9HB	£660,000	04/11/2022	Terraced
29 TELFORD ROAD, SOUTHALL, EALING, GREATER LONDON, UB1 3JG	£476,000	21/10/2022	Terraced
36 KINGS AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9DB	£620,000	27/09/2022	Terraced
103 HURLEY ROAD, GREENFORD, EALING, GREATER LONDON, UB6 9HB	£485,000	30/08/2022	Terraced
131 ALLENBY ROAD, SOUTHALL, EALING, GREATER LONDON, UB1 2EZ	£450,000	29/07/2022	Terraced
30 PRINCES AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9BT	£520,000	12/07/2022	Terraced
148 KINGS AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9DF	£525,000	17/06/2022	Terraced
14 HURLEY ROAD, GREENFORD, EALING, GREATER LONDON, UB6 9EZ	£575,000	11/04/2022	Terraced
175 ALLENBY ROAD, SOUTHALL, EALING, GREATER LONDON, UB1 2HA	£510,000	01/04/2022	Terraced
202 KINGS AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9DE	£552,500	30/03/2022	Terraced
7 MARCONI WAY, SOUTHALL, EALING, GREATER LONDON, UB1 3JP	£400,000	28/03/2022	Terraced
8 KEATS WAY, GREENFORD, EALING, GREATER LONDON, UB6 9HD	£475,000	07/02/2022	Terraced

Area average: £518,825 (20 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 18.4%

10y growth 32.3%

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

1y (index) -1.9%

5y (index) 9.4%

10y (index) 16.1%

Rental Range

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

Low £1,860/mo

Realistic £2,067/mo

Optimistic £2,274/mo

Based on Local Authority from postcode lookup → Ealing.

LHA (30th percentile) floor for North 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
4 Bed Terraced House, Dormers Avenue, UB1	£2,700/mo	4	0.29 miles	OpenRent
4 Bed Semi-Detached House, Dormers Wells Lane, UB1	£2,900/mo	4	0.42 miles	OpenRent

Average rent: £2,800/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.5%

Max investor price (0.8%) £350,000

Target investor price (1%) £280,000

Gross yield 6%

Cost-to-rent ratio 16.7×

Monthly cashflow £290/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.1%

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
Anti-social behaviour	190
Violence and sexual offences	187
Vehicle crime	62
Shoplifting	37
Public order	35
Other theft	31
Drugs	24
Robbery	24
Theft from the person	18
Burglary	12
Other crime	8
Possession of weapons	7
Bicycle theft	6
Criminal damage and arson	3
Total incidents	644

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
Allenby Primary School	Primary	0.1 miles	Good — 3 Jul 2014
Dormers Wells High School	Secondary	0.2 miles	Good — 15 Jun 2012
Lady Margaret Primary School	Primary	0.5 miles	Good — 31 Mar 2011
Dormers Wells Primary School	Primary	0.5 miles	Good — 21 Sep 2022
Stanhope Primary School	Primary	0.6 miles	Good — 9 Nov 2023

FENSA

No FENSA certificates found for this address.

# 129 KINGS AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9DF

## Property details

- Slug: `720053f` (address key hash: `720053f64e21b53fd05730fb50452cec858eb691`)
- Postcode: UB6 9DF
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 131 m²
- EPC rating: C
- Year built: England and Wales: 1930-1949
- Last sold: £560,000 Feb 2026
- Price per m²: £4,275/m²
- Local average: £576,293 (36 sales)
- Street crime: 644 incidents within 1 mile (May 2026)

## Latest sale

- Price: £560,000
- Date: 2026-02-19
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 12/09/2035
- **Current heating cost:** £1,125/year
- **Est. upgrade cost to C:** £19,300

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9075-3054-2201-0845-6200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-19 | £560,000 | Terraced | — | £546,452 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29c-c67b-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| 129 KINGS AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9DF | £560,000 | 19/02/2026 | Terraced |

## Historic listings

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

- Matched listing: [169453445](http://87.117.209.195:8080/listings/5434acc)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £560,000 |
| listed | 2025-11-18 | £600,000 |
| sold | 2007-01-01 | £329,000 |
| sold | 2001-01-01 | £157,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 91 ALLENBY ROAD, SOUTHALL, EALING, GREATER LONDON, UB1 2EZ | £400,000 | 30/07/2025 | Terraced |
| 204 KINGS AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9DE | £580,000 | 05/03/2025 | Terraced |
| 53 KINGS AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9DB | £578,000 | 14/06/2024 | Terraced |
| 34 KEATS WAY, GREENFORD, EALING, GREATER LONDON, UB6 9HE | £660,000 | 15/08/2023 | Terraced |
| 28 ST URSULA ROAD, SOUTHALL, EALING, GREATER LONDON, UB1 2TH | £540,000 | 20/07/2023 | Terraced |
| 25 QUEENS AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9BU | £480,000 | 22/05/2023 | Terraced |
| 37 HURLEY ROAD, GREENFORD, EALING, GREATER LONDON, UB6 9EZ | £540,000 | 18/04/2023 | Terraced |
| 47 QUEENS AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9BU | £350,000 | 15/12/2022 | Terraced |
| 127 HURLEY ROAD, GREENFORD, EALING, GREATER LONDON, UB6 9HB | £660,000 | 04/11/2022 | Terraced |
| 29 TELFORD ROAD, SOUTHALL, EALING, GREATER LONDON, UB1 3JG | £476,000 | 21/10/2022 | Terraced |
| 36 KINGS AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9DB | £620,000 | 27/09/2022 | Terraced |
| 103 HURLEY ROAD, GREENFORD, EALING, GREATER LONDON, UB6 9HB | £485,000 | 30/08/2022 | Terraced |
| 131 ALLENBY ROAD, SOUTHALL, EALING, GREATER LONDON, UB1 2EZ | £450,000 | 29/07/2022 | Terraced |
| 30 PRINCES AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9BT | £520,000 | 12/07/2022 | Terraced |
| 148 KINGS AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9DF | £525,000 | 17/06/2022 | Terraced |
| 14 HURLEY ROAD, GREENFORD, EALING, GREATER LONDON, UB6 9EZ | £575,000 | 11/04/2022 | Terraced |
| 175 ALLENBY ROAD, SOUTHALL, EALING, GREATER LONDON, UB1 2HA | £510,000 | 01/04/2022 | Terraced |
| 202 KINGS AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9DE | £552,500 | 30/03/2022 | Terraced |
| 7 MARCONI WAY, SOUTHALL, EALING, GREATER LONDON, UB1 3JP | £400,000 | 28/03/2022 | Terraced |
| 8 KEATS WAY, GREENFORD, EALING, GREATER LONDON, UB6 9HD | £475,000 | 07/02/2022 | Terraced |

**Area average:** £518,825 (20 sales)

## Capital growth trend

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

- **5y growth:** 18.4%
- **10y growth:** 32.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.9%
- **5y growth (index):** 9.4%
- **10y growth (index):** 16.1%

## Rental Range

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

- **Low:** £1,860/mo
- **Realistic:** £2,067/mo
- **Optimistic:** £2,274/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for North 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 |
|------|------|------|------|------|
| 4 Bed Terraced House, Dormers Avenue, UB1 | £2,700/mo | 4 | 0.29 miles | OpenRent |
| 4 Bed Semi-Detached House, Dormers Wells Lane, UB1 | £2,900/mo | 4 | 0.42 miles | OpenRent |

**Average rent: £2,800/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £350,000
- **Target investor price (1%):** £280,000

*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 £2,800/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £290/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.1%

*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 |
|----------|-------|
| Anti-social behaviour | 190 |
| Violence and sexual offences | 187 |
| Vehicle crime | 62 |
| Shoplifting | 37 |
| Public order | 35 |
| Other theft | 31 |
| Drugs | 24 |
| Robbery | 24 |
| Theft from the person | 18 |
| Burglary | 12 |
| Other crime | 8 |
| Possession of weapons | 7 |
| Bicycle theft | 6 |
| Criminal damage and arson | 3 |
| **Total incidents** | **644** |

*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 |
|------|------|----------|--------|
| Allenby Primary School | Primary | 0.1 miles | Good — 3 Jul 2014 |
| Dormers Wells High School | Secondary | 0.2 miles | Good — 15 Jun 2012 |
| Lady Margaret Primary School | Primary | 0.5 miles | Good — 31 Mar 2011 |
| Dormers Wells Primary School | Primary | 0.5 miles | Good — 21 Sep 2022 |
| Stanhope Primary School | Primary | 0.6 miles | Good — 9 Nov 2023 |