# 25 OAKINGTON AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4AH

## Property details

- Slug: `c910cb6` (address key hash: `c910cb617687becac430c1a2db2636b60151c910`)
- Postcode: UB3 4AH
- Transactions on record: 3

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 95 m²
- EPC rating: D
- Year built: England and Wales: 1950-1966
- Last sold: £605,000 Mar 2026
- Price per m²: £6,368/m²
- Local average: £527,570 (28 sales)
- Street crime: 361 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £605,000
- Date: 2026-03-11
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 01/04/2035
- **Current heating cost:** £1,075/year
- **Est. upgrade cost to C:** £25,675

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- W2 (£4,000 - £6,000)
- 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/6235-8824-8400-0342-8206)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-11 | £605,000 | Semi-detached | +344.9% | £602,002 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-3900-b8d0-e063-4704a8c08d98) |
| Sold | 1999-11-01 | £136,000 | Semi-detached | +806.7% | £576,135 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/ec2e1229-2d7a-4e2b-afcc-7efd9e05b432) |
| Sold | 1997-09-30 | £15,000 | Semi-detached | — | £82,747 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/2a289e9e-2fd9-cdc8-e050-a8c063054829) |

*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 |
|---------|-------|------|------|
| 25 OAKINGTON AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4AH | £605,000 | 11/03/2026 | Semi-detached |
| 25 OAKINGTON AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4AH | £136,000 | 01/11/1999 | Semi-detached |
| 25 OAKINGTON AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4AH | £15,000 | 30/09/1997 | 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: [162637004](http://87.117.209.195:8080/listings/b22912f)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £605,000 |
| listed | 2025-05-30 | £615,000 |
| sold | 1999-01-01 | £136,000 |
| sold | 1997-01-01 | £15,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 28 BEDWELL GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4EF | £590,000 | 19/01/2026 | Semi-detached |
| 45 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NQ | £515,000 | 27/12/2023 | Semi-detached |
| 46 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NQ | £415,000 | 31/07/2023 | Semi-detached |
| 51 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NQ | £535,000 | 21/07/2023 | Semi-detached |
| 54 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NQ | £420,000 | 11/07/2023 | Semi-detached |
| 52 OAKINGTON AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4AH | £545,000 | 03/04/2023 | Semi-detached |
| 15 WAVERLEY CLOSE, HAYES, HILLINGDON, GREATER LONDON, UB3 4AJ | £480,000 | 22/02/2023 | Semi-detached |
| 133 WENTWORTH CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB3 1NP | £495,000 | 20/02/2023 | Semi-detached |
| 58 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NH | £420,000 | 21/12/2022 | Semi-detached |
| 157 WENTWORTH CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB3 1NR | £550,000 | 16/12/2022 | Semi-detached |
| 8 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NG | £420,000 | 09/12/2022 | Semi-detached |
| 13 RUTLAND ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4AG | £452,000 | 08/12/2022 | Semi-detached |
| 27 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NG | £532,000 | 29/11/2022 | Semi-detached |
| 1B PINKWELL LANE, HAYES, HILLINGDON, GREATER LONDON, UB3 1PD | £755,000 | 17/11/2022 | Semi-detached |
| 52 SHEPISTON LANE, HAYES, HILLINGDON, GREATER LONDON, UB3 1LW | £405,000 | 26/09/2022 | Semi-detached |
| 48 OAKINGTON AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4AH | £500,000 | 15/08/2022 | Semi-detached |
| 1E PINKWELL LANE, HAYES, HILLINGDON, GREATER LONDON, UB3 1PD | £435,000 | 08/08/2022 | Semi-detached |
| 40 SHEPISTON LANE, HAYES, HILLINGDON, GREATER LONDON, UB3 1LW | £540,000 | 01/08/2022 | Semi-detached |
| 31 OAKINGTON AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4AH | £600,000 | 19/07/2022 | Semi-detached |
| 335 STATION ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JF | £487,500 | 17/06/2022 | Semi-detached |

**Area average:** £504,575 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Wentworth Crescent, Hayes](http://87.117.209.195:8080/listings/8b6cb35) | £550,000 | 4 | Semi-detached | 0.25 mi |

## Capital growth trend

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

- **5y growth:** 18.8%
- **10y growth:** 27.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.2%
- **5y growth (index):** 12.6%
- **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 South West Herts (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, Glamis Crescent, UB3 | £2,699/mo | 4 | 0.47 miles | OpenRent |

**Average rent: £2,699/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £337,375
- **Target investor price (1%):** £269,900

*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 £2,699/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.7×
- **Monthly cashflow:** £22/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.1%

*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:** 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 |
|----------|-------|
| Violence and sexual offences | 110 |
| Anti-social behaviour | 84 |
| Shoplifting | 33 |
| Vehicle crime | 26 |
| Burglary | 24 |
| Public order | 22 |
| Other theft | 16 |
| Theft from the person | 14 |
| Robbery | 12 |
| Drugs | 6 |
| Other crime | 6 |
| Possession of weapons | 5 |
| Bicycle theft | 3 |
| **Total incidents** | **361** |

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| Harlington School | Secondary | 0.1 miles | — (Inspected (no overall grade)) |
| Pinkwell Primary School | Primary | 0.3 miles | Good — 20 Jun 2022 |
| William Byrd Primary Academy | Primary | 0.5 miles | Good — 21 Nov 2023 |
| Cranford Park Academy | Primary | 0.6 miles | Good — 12 Jul 2013 |
| Global Academy | Secondary | 0.7 miles | Good — 10 Jun 2019 |

## FENSA Certificates

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

### FENSA Certificate #7647165
- **Address:** 25 Oakington Avenue, HAYES, UB3 4AH
- **Certificate Issued:** 13/09/2010
- **Work Completed:** 27/08/2010
- **Items:** 1 window(s), 2 door(s)