# 64 MAYCROFT, PINNER, HILLINGDON, GREATER LONDON, HA5 3UB

## Property details

- Slug: `a994abc` (address key hash: `a994abc7e012d8845f2d13621175b59f9d485a84`)
- Postcode: HA5 3UB
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 2
- Floor area: 128 m²
- EPC rating: D
- Year built: England and Wales: 1930-1949
- Last sold: £884,500 Feb 2026
- Price per m²: £6,910/m²
- Local average: £1,088,587 (23 sales)
- Street crime: 139 incidents within 1 mile (May 2026)

## Latest sale

- Price: £884,500
- Date: 2026-02-16
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 03/04/2035
- **Current heating cost:** £1,307/year
- **Est. upgrade cost to C:** £12,600

### Recommendations
- A3 (£1,500 - £2,700)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9413-1165-5002-0404-2702)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-16 | £884,500 | Detached | +172.2% | £882,710 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-66bf-d8ea-e063-4704a8c0bf7d) |
| Sold | 2011-03-18 | £325,000 | Detached | — | £598,972 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/16c4d4c6-444e-4468-bd4f-e7c3e3f5e0e9) |

*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 |
|---------|-------|------|------|
| 64 MAYCROFT, PINNER, HILLINGDON, GREATER LONDON, HA5 3UB | £884,500 | 16/02/2026 | Detached |
| 64 MAYCROFT, PINNER, HILLINGDON, GREATER LONDON, HA5 3UB | £325,000 | 18/03/2011 | Detached |

## Historic listings

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

- Matched listing: [166992158](http://87.117.209.195:8080/listings/f6d7366)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £884,500 |
| listed | 2025-09-15 | £895,000 |
| sold | 2011-01-01 | £325,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35 HARLYN DRIVE, PINNER, HILLINGDON, GREATER LONDON, HA5 2DF | £715,000 | 09/01/2026 | Detached |
| 44 WOODFORD CRESCENT, PINNER, HILLINGDON, GREATER LONDON, HA5 3TX | £560,000 | 06/12/2023 | Detached |
| 61 MAYCROFT, PINNER, HILLINGDON, GREATER LONDON, HA5 3UB | £590,000 | 14/11/2023 | Detached |
| 41 ABBEY CLOSE, PINNER, HARROW, GREATER LONDON, HA5 2AW | £388,000 | 21/12/2022 | Detached |
| 65 WOODFORD CRESCENT, PINNER, HILLINGDON, GREATER LONDON, HA5 3UA | £630,000 | 26/08/2022 | Detached |
| 1 WYNLIE GARDENS, PINNER, HARROW, GREATER LONDON, HA5 3TN | £995,000 | 12/08/2022 | Detached |
| 13 WOODFORD CRESCENT, PINNER, HILLINGDON, GREATER LONDON, HA5 3TZ | £663,000 | 29/07/2022 | Detached |
| 18 HAZELWOOD DRIVE, PINNER, HILLINGDON, GREATER LONDON, HA5 3TT | £463,000 | 10/05/2022 | Detached |
| 63 RICKMANSWORTH ROAD, PINNER, HARROW, GREATER LONDON, HA5 3TJ | £650,000 | 05/05/2022 | Detached |
| 75 WOODFORD CRESCENT, PINNER, HILLINGDON, GREATER LONDON, HA5 3UA | £570,000 | 20/08/2021 | Detached |
| 41A ABBEY CLOSE, PINNER, HARROW, GREATER LONDON, HA5 2AW | £819,950 | 20/08/2021 | Detached |

**Area average:** £640,359 (11 sales)

## Capital growth trend

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

- **5y growth:** 11.3%
- **10y growth:** 15.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.1%
- **5y growth (index):** 11.5%
- **10y growth (index):** 19.4%

## 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 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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Eastcote Road, HA4 | £2,780/mo | 3 | 1.19 miles | OpenRent |

**Average rent: £2,780/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £347,500
- **Target investor price (1%):** £278,000

*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 £2,780/mo).*

- **Gross yield:** 3.8%
- **Cost-to-rent:** 26.5×
- **Monthly cashflow:** £-1,006/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.7%

*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 | 38 |
| Anti-social behaviour | 33 |
| Other theft | 13 |
| Shoplifting | 13 |
| Drugs | 11 |
| Burglary | 10 |
| Public order | 7 |
| Robbery | 5 |
| Vehicle crime | 4 |
| Other crime | 2 |
| Possession of weapons | 2 |
| Criminal damage and arson | 1 |
| **Total incidents** | **139** |

*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 |
|------|------|----------|--------|
| Harlyn Primary School | Primary | 0.2 miles | — (Inspected (no overall grade)) |
| Northwood School | Secondary | 0.3 miles | Outstanding — 5 Nov 2018 |
| UTC Heathrow | Secondary | 0.3 miles | Good — 28 Mar 2023 |
| Pinner Wood School | Primary | 0.4 miles | Outstanding — 28 Jan 2024 |
| Haydon School | Secondary | 0.6 miles | Good — 22 Nov 2022 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #12431601
- **Address:** 64 Maycroft, PINNER, HA5 3UB
- **Certificate Issued:** 04/07/2017
- **Work Completed:** 07/06/2017
- **Items:** 1 door(s)

### FENSA Certificate #8346156
- **Address:** 64 Maycroft, PINNER, HA5 3UB
- **Certificate Issued:** 23/08/2011
- **Work Completed:** 10/08/2011
- **Items:** 1 window(s)