# 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)