# 7 DERWENT AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8HJ

## Property details

- Slug: `b3e041b` (address key hash: `b3e041b4b69a06d5fb1064d01f53938fab137676`)
- Postcode: UB10 8HJ
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 4
- Bathrooms: 3
- Floor area: 168 m²
- EPC rating: C
- Year built: England and Wales: 1930-1949
- Last sold: £1,100,000 Mar 2026
- Price per m²: £6,548/m²
- Local average: £651,620 (29 sales)
- Street crime: 61 incidents within 1 mile (May 2026)

## Latest sale

- Price: £1,100,000
- Date: 2026-03-02
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 10/06/2035
- **Current heating cost:** £958/year
- **Est. upgrade cost to C:** £9,000

### Recommendations
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0390-2609-1560-2595-8145)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-02 | £1,100,000 | Semi-detached | +76% | £1,096,729 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29c-c984-8922-e063-4804a8c094d0) |
| Sold | 2021-03-10 | £625,000 | Semi-detached | — | £707,255 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/f16f63c5-58f9-0491-e053-6c04a8c032ed) |

*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 |
|---------|-------|------|------|
| 7 DERWENT AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8HJ | £1,100,000 | 02/03/2026 | Semi-detached |
| 7 DERWENT AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8HJ | £625,000 | 10/03/2021 | 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: [163785230](http://87.117.209.195:8080/listings/aae278e)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £1,100,000 |
| listed | 2025-06-25 | £1,100,000 |
| sold | 2021-01-01 | £625,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 3 BELLAMY CLOSE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8SJ | £790,000 | 16/12/2025 | Semi-detached |
| 5 HOYLAKE CRESCENT, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8JD | £785,000 | 31/07/2025 | Semi-detached |
| 5 BUSHEY ROAD, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8JP | £675,000 | 28/07/2025 | Semi-detached |
| 25 WALLASEY CRESCENT, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8SA | £755,000 | 15/12/2023 | Semi-detached |
| 26 COPTHALL ROAD EAST, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8SD | £920,000 | 06/12/2023 | Semi-detached |
| 224 HOYLAKE CRESCENT, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8JW | £670,000 | 24/11/2023 | Semi-detached |
| 5 GILMORE CLOSE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8DX | £430,000 | 10/11/2023 | Semi-detached |
| 4 DERWENT AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8HJ | £847,500 | 25/09/2023 | Semi-detached |
| 41 VINLAKE AVENUE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8DS | £629,500 | 16/08/2023 | Semi-detached |
| 18 WALLASEY CRESCENT, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8SA | £695,000 | 09/05/2023 | Semi-detached |
| 28 BUSHEY ROAD, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8JP | £650,000 | 30/11/2022 | Semi-detached |
| 22 ELGAR CLOSE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8HN | £925,000 | 24/11/2022 | Semi-detached |
| 89 COPTHALL ROAD WEST, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8HS | £665,000 | 02/09/2022 | Semi-detached |
| 25 ST GEORGES DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8HW | £800,000 | 08/07/2022 | Semi-detached |
| 45 WALLASEY CRESCENT, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8SA | £770,000 | 23/05/2022 | Semi-detached |
| 29 CHARLBURY ROAD, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8EY | £725,000 | 18/05/2022 | Semi-detached |
| 143A SWAKELEYS ROAD, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8DL | £775,000 | 12/05/2022 | Semi-detached |
| 1 GILMORE CLOSE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8DX | £740,000 | 14/04/2022 | Semi-detached |
| 139A SWAKELEYS ROAD, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8DL | £806,000 | 07/01/2022 | Semi-detached |
| 111 SWAKELEYS ROAD, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8DH | £805,000 | 12/11/2021 | Semi-detached |

**Area average:** £742,900 (20 sales)

## Capital growth trend

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

- **5y growth:** 17.1%
- **10y growth:** 37.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.4%
- **5y growth (index):** 12.8%
- **10y growth (index):** 24%

## 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 |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Swakeleys Drive, UB10 | £3,000/mo | 4 | 0.66 miles | OpenRent |

**Average rent: £3,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £375,000
- **Target investor price (1%):** £300,000

*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 £3,000/mo).*

- **Gross yield:** 3.3%
- **Cost-to-rent:** 30.6×
- **Monthly cashflow:** £-1,657/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.2%

*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:** Job (default Low)

[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 | 29 |
| Violence and sexual offences | 19 |
| Vehicle crime | 8 |
| Public order | 2 |
| Drugs | 1 |
| Other theft | 1 |
| Robbery | 1 |
| **Total incidents** | **61** |

*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 |
|------|------|----------|--------|
| The Breakspear School | Primary | 0.3 miles | Outstanding — 12 May 2024 |
| Vyners School | Secondary | 0.6 miles | Outstanding — 5 Jun 2019 |
| Pentland Field School | Other | 0.7 miles | Good — 13 Feb 2018 |
| The Douay Martyrs Catholic School | Secondary | 0.7 miles | Good — 11 Nov 2018 |
| Glebe Primary School | Primary | 0.9 miles | Good — 19 Jul 2023 |

## FENSA Certificates

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

### FENSA Certificate #16555112
- **Address:** 7 Derwent Avenue, Ickenham, UB10 8HJ
- **Certificate Issued:** 17/11/2024
- **Work Completed:** 15/08/2023
- **Items:** 23 window(s), 5 door(s)

### FENSA Certificate #4399904
- **Address:** 7 Derwent Avenue, UXBRIDGE, UB10 8HJ
- **Certificate Issued:** 22/01/2007
- **Work Completed:** 06/12/2006
- **Items:** 1 door(s)