Semi-Detached

78 GLEBE AVENUE

ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8PD

£590,000

Location

Map view View on Google Maps View on OpenStreetMap Street View UB10 8PD

Nearby

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

Type	Name	Distance
Bus stop	Hail & Ride Crosier Road	0.0 miles
Train station	Ickenham	0.1 miles
Shop	am2pm Newsagents	0.2 miles
Hospital	Watford General Hospital	6.3 miles
University	University of West London	6.5 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

92 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£590,000 May 2026

Price per m²

£6,413/m²

Local average

£653,812 (32 sales)

Street crime

82 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 23/09/2025

Expiry date: 22/09/2035

Current heating cost: £1,008/year

Potential heating cost: £607/year

Est. upgrade cost to C: £25,750

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

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (solid floor) (£5,000 - £10,000)
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	01/05/2026	£590,000	Semi-detached	—	£597,647 to June 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	£590,000
listed	24/09/2025	£615,000

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
2 CROSIER ROAD, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8RR	£695,000	06/01/2026	Semi-detached
1 MILVERTON DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8PP	£720,000	24/11/2025	Semi-detached
1 GLEBE CLOSE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8PJ	£735,000	08/09/2025	Semi-detached
27 EDINBURGH DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8QZ	£758,500	27/03/2025	Semi-detached
112 BURNHAM AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8RU	£472,500	08/12/2023	Semi-detached
24 ST GILES AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8RJ	£722,500	28/11/2023	Semi-detached
14 MILVERTON DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8PP	£610,000	03/11/2023	Semi-detached
24 AUSTINS LANE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8RH	£825,000	20/10/2023	Semi-detached
42 BURNHAM AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8RT	£650,000	21/08/2023	Semi-detached
94 EDINBURGH DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8QZ	£690,000	28/07/2023	Semi-detached
35 MILVERTON DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8PP	£600,000	20/07/2023	Semi-detached
2 ST GILES AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8RJ	£360,000	11/05/2023	Semi-detached
95 GLEBE AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8PF	£620,000	17/03/2023	Semi-detached
92 EDINBURGH DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8QZ	£640,000	16/12/2022	Semi-detached
41 BURNHAM AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8RT	£600,000	16/12/2022	Semi-detached
24 LAWRENCE DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8RW	£705,000	08/12/2022	Semi-detached
112 GLEBE AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8PG	£590,000	06/12/2022	Semi-detached
18 CLOVELLY AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8PS	£670,000	30/11/2022	Semi-detached
8 LAWRENCE DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8RN	£675,000	18/11/2022	Semi-detached
26 EDINBURGH DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8QY	£818,000	18/11/2022	Semi-detached

Area average: £657,825 (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 15.1%

10y growth 34.8%

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

1y (index) 0.6%

5y (index) 13.3%

10y (index) 23.5%

Rental Range

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

Low £1,409/mo

Realistic £1,565/mo

Optimistic £1,722/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 in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Flat, Hillingdon, UB10	£1,050/mo	1	0.89 miles	OpenRent
5 Bed Detached House, King Edwards Road, HA4	£7,500/mo	5	1.07 miles	OpenRent

Average rent: £4,275/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.72%

Max investor price (0.8%) £534,375

Target investor price (1%) £427,500

Gross yield 8.7%

Cost-to-rent ratio 11.5×

Monthly cashflow £1,499/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 10.5%

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)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~229 m² (0.06 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	24
Anti-social behaviour	21
Other theft	9
Drugs	8
Vehicle crime	6
Public order	5
Other crime	3
Theft from the person	3
Burglary	2
Robbery	1
Total incidents	82

Within 1 mile during Jul 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
Glebe Primary School	Primary	0.2 miles	Good — 19 Jul 2023
The Douay Martyrs Catholic School	Secondary	0.2 miles	Good — 11 Nov 2018
Pentland Field School	Other	0.4 miles	Good — 13 Feb 2018
The Breakspear School	Primary	0.8 miles	Outstanding — 12 May 2024
Sacred Heart Catholic Primary School	Primary	0.8 miles	Outstanding — 18 Jul 2024

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
09/04/2007	28/03/2007	—	3

# 78 GLEBE AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8PD

## Property details

- Slug: `a5a8b19` (address key hash: `a5a8b19b1d4adc11eb9fd7fe6e4e9e39957ddd65`)
- Postcode: UB10 8PD
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 92 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £590,000 May 2026
- Price per m²: £6,413/m²
- Local average: £653,812 (32 sales)
- Street crime: 82 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £590,000
- Date: 2026-05-01
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 22/09/2035
- **Current heating cost:** £1,008/year
- **Est. upgrade cost to C:** £25,750

### Recommendations
- Q (£7,500 - £11,000)
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7735-2921-5500-0357-4226)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-05-01 | £590,000 | Semi-detached | — | £597,647 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-9b84-8052-e063-4804a8c06ee4) |

*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 |
|---------|-------|------|------|
| 78 GLEBE AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8PD | £590,000 | 01/05/2026 | Semi-detached |

## Historic listings

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

- Matched listing: [167377148](http://87.117.209.195:8080/listings/96d3d3b)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £590,000 |
| listed | 2025-09-24 | £615,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 CROSIER ROAD, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8RR | £695,000 | 06/01/2026 | Semi-detached |
| 1 MILVERTON DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8PP | £720,000 | 24/11/2025 | Semi-detached |
| 1 GLEBE CLOSE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8PJ | £735,000 | 08/09/2025 | Semi-detached |
| 27 EDINBURGH DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8QZ | £758,500 | 27/03/2025 | Semi-detached |
| 112 BURNHAM AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8RU | £472,500 | 08/12/2023 | Semi-detached |
| 24 ST GILES AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8RJ | £722,500 | 28/11/2023 | Semi-detached |
| 14 MILVERTON DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8PP | £610,000 | 03/11/2023 | Semi-detached |
| 24 AUSTINS LANE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8RH | £825,000 | 20/10/2023 | Semi-detached |
| 42 BURNHAM AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8RT | £650,000 | 21/08/2023 | Semi-detached |
| 94 EDINBURGH DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8QZ | £690,000 | 28/07/2023 | Semi-detached |
| 35 MILVERTON DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8PP | £600,000 | 20/07/2023 | Semi-detached |
| 2 ST GILES AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8RJ | £360,000 | 11/05/2023 | Semi-detached |
| 95 GLEBE AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8PF | £620,000 | 17/03/2023 | Semi-detached |
| 92 EDINBURGH DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8QZ | £640,000 | 16/12/2022 | Semi-detached |
| 41 BURNHAM AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8RT | £600,000 | 16/12/2022 | Semi-detached |
| 24 LAWRENCE DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8RW | £705,000 | 08/12/2022 | Semi-detached |
| 112 GLEBE AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8PG | £590,000 | 06/12/2022 | Semi-detached |
| 18 CLOVELLY AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8PS | £670,000 | 30/11/2022 | Semi-detached |
| 8 LAWRENCE DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8RN | £675,000 | 18/11/2022 | Semi-detached |
| 26 EDINBURGH DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8QY | £818,000 | 18/11/2022 | Semi-detached |

**Area average:** £657,825 (20 sales)

## Capital growth trend

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

- **5y growth:** 15.1%
- **10y growth:** 34.8%

## House Price Index (HM Land Registry)

*Official index for Hillingdon; Semi-detached series; as of June 2026.*

- **1y growth (index):** 0.6%
- **5y growth (index):** 13.3%
- **10y growth (index):** 23.5%

## Rental Range

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

- **Low:** £1,409/mo
- **Realistic:** £1,565/mo
- **Optimistic:** £1,722/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Hillingdon, UB10 | £1,050/mo | 1 | 0.89 miles | OpenRent |
| 5 Bed Detached House, King Edwards Road, HA4 | £7,500/mo | 5 | 1.07 miles | OpenRent |

**Average rent: £4,275/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.72% (weak for cashflow)
- **Max investor price (0.8%):** £534,375
- **Target investor price (1%):** £427,500

*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 £4,275/mo).*

- **Gross yield:** 8.7%
- **Cost-to-rent:** 11.5×
- **Monthly cashflow:** £1,499/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.5%

*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 | 24 |
| Anti-social behaviour | 21 |
| Other theft | 9 |
| Drugs | 8 |
| Vehicle crime | 6 |
| Public order | 5 |
| Other crime | 3 |
| Theft from the person | 3 |
| Burglary | 2 |
| Robbery | 1 |
| **Total incidents** | **82** |

*Within 1 mile during Jul 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 |
|------|------|----------|--------|
| Glebe Primary School | Primary | 0.2 miles | Good — 19 Jul 2023 |
| The Douay Martyrs Catholic School | Secondary | 0.2 miles | Good — 11 Nov 2018 |
| Pentland Field School | Other | 0.4 miles | Good — 13 Feb 2018 |
| The Breakspear School | Primary | 0.8 miles | Outstanding — 12 May 2024 |
| Sacred Heart Catholic Primary School | Primary | 0.8 miles | Outstanding — 18 Jul 2024 |

## FENSA Certificates

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

### FENSA Certificate #4610642
- **Address:** 78 Glebe Avenue, UXBRIDGE, UB10 8PD
- **Certificate Issued:** 09/04/2007
- **Work Completed:** 28/03/2007
- **Items:** 3 door(s)