Sold STC Terraced

12 UPFIELD ROAD

LONDON, GREATER LONDON W7 1AN

4 beds 3 baths 110 m² Listed 7 Aug 2023 (-1041d)

£625,000

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# 4 bedroom terraced house for sale (W7 1AN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12 UPFIELD ROAD, LONDON, GREATER LONDON W7 1AN |
| Price | £625,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Council tax | D |
| Last sold | £640,000 Jan 2024 |

## Description

The property is situated in the heart of Hanwell close to a good range of shops, schools, bus services, Cuckoo Park & the Community Centre. Castlebar Park and Drayton Green train stations are just a few minutes walk away, with Hanwell station a little further, providing speedy access to London, Heathrow etc via the fast Elizabeth Line services now running into the city & beyond.

## Property Photos

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## Floorplans

- ![Floorplans](/listings/photos/138364484/418818) - Floorplans

## EPC Graphs

- ![EPC 1](/listings/photos/138364484/418819) - EPC 1
- ![EPC 2](/listings/photos/138364484/418820) - EPC 2

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 UPFIELD ROAD, LONDON, EALING, GREATER LONDON, W7 1AN | £640,000 | 31/01/2024 | Terraced |
| 12 UPFIELD ROAD, LONDON, EALING, GREATER LONDON, W7 1AN | £360,000 | 05/10/2015 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 45 CUCKOO AVENUE, LONDON, EALING, GREATER LONDON, W7 1BW | £550,000 | 12/12/2025 | Terraced |
| 114 HARP ROAD, LONDON, EALING, GREATER LONDON, W7 1JF | £400,000 | 01/12/2025 | Terraced |
| 106 CUCKOO AVENUE, LONDON, EALING, GREATER LONDON, W7 1BN | £510,000 | 31/10/2023 | Terraced |
| 67 CUCKOO AVENUE, LONDON, EALING, GREATER LONDON, W7 1BW | £570,470 | 29/06/2023 | Terraced |
| 131 GREATDOWN ROAD, LONDON, EALING, GREATER LONDON, W7 1AR | £520,000 | 31/05/2023 | Terraced |
| 3 UPFIELD ROAD, LONDON, EALING, GREATER LONDON, W7 1AW | £480,000 | 28/04/2023 | Terraced |
| 13 BORDARS ROAD, LONDON, EALING, GREATER LONDON, W7 1AG | £435,000 | 14/04/2023 | Terraced |
| 12 GREATDOWN ROAD, LONDON, EALING, GREATER LONDON, W7 1JS | £561,000 | 27/03/2023 | Terraced |
| 127 GREATDOWN ROAD, LONDON, EALING, GREATER LONDON, W7 1AR | £525,000 | 13/12/2022 | Terraced |
| 127 GREATDOWN ROAD, HANWELL, LONDON, EALING, GREATER LONDON, W7 1AR | £525,000 | 13/12/2022 | Terraced |
| 2 BRANTS WALK, LONDON, EALING, GREATER LONDON, W7 1BU | £590,000 | 18/11/2022 | Terraced |
| 38 BORDARS ROAD, LONDON, EALING, GREATER LONDON, W7 1AF | £507,500 | 14/11/2022 | Terraced |
| 66 HARP ROAD, LONDON, EALING, GREATER LONDON, W7 1JF | £515,000 | 03/11/2022 | Terraced |
| 75 CUCKOO AVENUE, LONDON, EALING, GREATER LONDON, W7 1BW | £655,000 | 17/08/2022 | Terraced |
| 47 LAURIE ROAD, LONDON, EALING, GREATER LONDON, W7 1BL | £500,000 | 29/06/2022 | Terraced |
| 129 GREATDOWN ROAD, LONDON, EALING, GREATER LONDON, W7 1AR | £475,000 | 09/05/2022 | Terraced |
| 69 GREATDOWN ROAD, LONDON, EALING, GREATER LONDON, W7 1JR | £440,000 | 29/04/2022 | Terraced |
| 6 GREATDOWN ROAD, LONDON, EALING, GREATER LONDON, W7 1JS | £470,000 | 11/02/2022 | Terraced |
| 42 KENNEDY ROAD, LONDON, EALING, GREATER LONDON, W7 1JN | £473,000 | 28/01/2022 | Terraced |
| 385 GREENFORD AVENUE, LONDON, EALING, GREATER LONDON, W7 1JJ | £570,000 | 16/12/2021 | Terraced |

**Area average:** £513,599 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £715,761 (28 Terraced, W7, 2024–2026)
- **Deviation:** -12.7%

## Rental Range

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

- **Low:** £1,851/mo
- **Realistic:** £2,057/mo
- **Optimistic:** £2,263/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,296/mo

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £257,125
- **Target investor price (1%):** £205,700

*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 Area rent estimate.*

## Capital growth trend

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

- **5y growth:** 17.7%
- **10y growth:** 18.1%

## House Price Index (HM Land Registry)

*Official index for Ealing; Terraced series; as of March 2026.*

- **1y growth (index):** 1.7%
- **5y growth (index):** 12%
- **10y growth (index):** 19.7%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

110 m²

Council tax band

Last sold

£640,000 Jan 2024

Local average

£715,761 (-12.7%)

Deprivation

Decile 3 (7,940 of 33,755)

Street crime

377 incidents within 1 mile (Apr 2026)

Key features

Most Appealing Family Home
Luxurious Family Bathroom
Extended, Beautifully-Presented Interior
Stylish En-Suite Bathroom to Principal
3 Good-Sized Bedrooms
Downstairs Shower Room & WC
Stunning Open-Plan Living/Kitchen/Dining
Westerly Facing Landscaped Garden
Separate Reception Room
Off Street Parking

Additional details

Parking: Yes
Garden: Yes

Description

Tuffin & Wren are delighted to offer for sale a most appealing family home that now boasts extended, light-filled, contemporary styled & beautifully presented living accommodation situated in this popular & convenient location. Features include; 3 good-sized bedrooms, stunning open-plan living/dining/kitchen spaces and a separate reception room. Other benefits include the superb, modern family bathroom, stylish en-suite bathroom to the principal bedroom, a handy downstairs shower room, a delightful, Westerly facing landscaped rear garden, off street parking for multiple vehicles and its close proximity to local shops, schools and transport links.

The property is situated in the heart of Hanwell close to a good range of shops, schools, bus services, Cuckoo Park & the Community Centre. Castlebar Park and Drayton Green train stations are just a few minutes walk away, with Hanwell station a little further, providing speedy access to London, Heathrow etc via the fast Elizabeth Line services now running into the city & beyond.

Listed by

Hanwell

Tuffin & Wren

Reference: 138364484

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

EPC Graphs

EPC 1

EPC 2

Price history

78% since 2015

Event	Date	Price	% change
Sold	31/01/2024 (2 years ago)	£640,000	+77.8%
Sold	05/10/2015 (10 years ago)	£360,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
45 CUCKOO AVENUE, LONDON, EALING, GREATER LONDON, W7 1BW	£550,000	12/12/2025	Terraced
114 HARP ROAD, LONDON, EALING, GREATER LONDON, W7 1JF	£400,000	01/12/2025	Terraced
106 CUCKOO AVENUE, LONDON, EALING, GREATER LONDON, W7 1BN	£510,000	31/10/2023	Terraced
67 CUCKOO AVENUE, LONDON, EALING, GREATER LONDON, W7 1BW	£570,470	29/06/2023	Terraced
131 GREATDOWN ROAD, LONDON, EALING, GREATER LONDON, W7 1AR	£520,000	31/05/2023	Terraced
3 UPFIELD ROAD, LONDON, EALING, GREATER LONDON, W7 1AW	£480,000	28/04/2023	Terraced
13 BORDARS ROAD, LONDON, EALING, GREATER LONDON, W7 1AG	£435,000	14/04/2023	Terraced
12 GREATDOWN ROAD, LONDON, EALING, GREATER LONDON, W7 1JS	£561,000	27/03/2023	Terraced
127 GREATDOWN ROAD, LONDON, EALING, GREATER LONDON, W7 1AR	£525,000	13/12/2022	Terraced
127 GREATDOWN ROAD, HANWELL, LONDON, EALING, GREATER LONDON, W7 1AR	£525,000	13/12/2022	Terraced
2 BRANTS WALK, LONDON, EALING, GREATER LONDON, W7 1BU	£590,000	18/11/2022	Terraced
38 BORDARS ROAD, LONDON, EALING, GREATER LONDON, W7 1AF	£507,500	14/11/2022	Terraced
66 HARP ROAD, LONDON, EALING, GREATER LONDON, W7 1JF	£515,000	03/11/2022	Terraced
75 CUCKOO AVENUE, LONDON, EALING, GREATER LONDON, W7 1BW	£655,000	17/08/2022	Terraced
47 LAURIE ROAD, LONDON, EALING, GREATER LONDON, W7 1BL	£500,000	29/06/2022	Terraced
129 GREATDOWN ROAD, LONDON, EALING, GREATER LONDON, W7 1AR	£475,000	09/05/2022	Terraced
69 GREATDOWN ROAD, LONDON, EALING, GREATER LONDON, W7 1JR	£440,000	29/04/2022	Terraced
6 GREATDOWN ROAD, LONDON, EALING, GREATER LONDON, W7 1JS	£470,000	11/02/2022	Terraced
42 KENNEDY ROAD, LONDON, EALING, GREATER LONDON, W7 1JN	£473,000	28/01/2022	Terraced
385 GREENFORD AVENUE, LONDON, EALING, GREATER LONDON, W7 1JJ	£570,000	16/12/2021	Terraced

Area average: £513,599 (20 sales)

Capital growth trend

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

5y growth 17.7%

10y growth 18.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Ealing. Series: Terraced. As of March 2026.

1y (index) 1.7%

5y (index) 12%

10y (index) 19.7%

Rental Range

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

Low £1,851/mo

Realistic £2,057/mo

Optimistic £2,263/mo

Based on Local Authority from postcode lookup → Ealing.

LHA (30th percentile) floor for Bedford: £1,296/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W7 1AN

Nearby

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

Type	Name	Distance
Bus stop	Cuckoo Avenue	0.2 miles
Bus stop	Copley Close	0.2 miles
Shop	Betfred	0.2 miles
Train station	Castle Bar Park	0.3 miles
Shop	Dan's Convenience Store	0.3 miles
Train station	South Greenford	0.6 miles
Hospital	Ealing Hospital	1.3 miles
Hospital	St Bernards Hospital (West London Mental Health NHS Trust)	1.4 miles
University	University of West London	1.5 miles
University	University of West London - Hellenic Institute Of Maritime Studies	1.5 miles

Street-level crime

Category	Count
Violence and sexual offences	102
Anti-social behaviour	86
Vehicle crime	42
Public order	27
Shoplifting	27
Criminal damage and arson	24
Burglary	21
Other theft	15
Drugs	12
Theft from the person	10
Other crime	4
Robbery	4
Bicycle theft	2
Possession of weapons	1
Total incidents	377

Within 1 mile during Apr 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
Brentside Primary School	Primary	0.2 miles	Good — 19 Mar 2024
Brentside High School	Secondary	0.2 miles	Good — 7 Jul 2011
Ysgol Gymraeg Llundain, London Welsh School	Other	0.3 miles	Good — 20 Mar 2023
Woodlands Academy	Primary	0.3 miles	Good — 26 Jun 2024
Castlebar School	Other	0.3 miles	Outstanding — 10 Jul 2014

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.33%

Max investor price (0.8%) £257,125

Target investor price (1%) £205,700

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).