Sold STC End of terrace

49 WATERSIDE

UXBRIDGE, GREATER LONDON UB8 2LQ

3 beds 1 baths 743 sq ft Listed 11 Jun 2024 (-713d)

£419,950

Guide Price

Reduced on 1 Mar 2024

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Property details

Tenure

FREEHOLD

Floor area

69 m²

Council tax band

D

EPC rating

D

Year built

England and Wales: 1976-1982

Last sold

£410,000 Sep 2024

Price per m²

£6,086/m²

Local average

£450,719 (-6.8%)

Deprivation

Decile 4 (11,038 of 33,755)

Street crime

249 incidents within 1 mile (Mar 2026)

Key features

  • Located short walk from canal
  • Three bedrooms
  • Cul-de-sac location
  • Just 1.2 miles from West Drayton Station Elizabeth Line
  • Currently let for £1600pcm until July 2024

Additional details

Heating
Electric
Parking
Driveway
Garden
Front garden
Flooded in last 5 years
No

Description

This three bedroom end of terrace property is located in the heart of Cowley consisting of lounge, diner, kitchen and to the first floor are three bedrooms and the family bathroom. The property is well placed for local amenities and bus routes offering good access to Uxbridge with its extensive shopping facilities and tube station. Brunel University and Hillingdon Hospital are both only a short distance away.
Council tax band: D

Listed by

Uxbridge

Christopher Nevill

Reference: 149016491

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 21/01/2020

Current heating cost: £734/year

Potential heating cost: £488/year

Est. upgrade cost to C: £16,760

Recommendations

  • Increase loft insulation to 270 mm (£100 - £350)
  • Floor insulation (solid floor) (£4,000 - £6,000)
  • Low energy lighting for all fixed outlets (£35)
  • High heat retention storage heaters (£1,600 - £2,400)
  • Solar water heating (£4,000 - £6,000)
  • Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

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EPC Graphs

EPC 1

EPC 1

Price history

6% since 2021

Event Date Price % change
Sold 10/09/2024 (1 year ago) £410,000 +6.5%
Sold 31/03/2021 (5 years ago) £385,000 —

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
50 NEWCOURT, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2LN £275,000 07/09/2023 Terraced
6 ROBINS CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2LF £270,000 09/08/2023 Terraced
Same street 66 WATERSIDE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2LQ £181,250 24/01/2023 Flat
19 MAYGOODS VIEW, COWLEY, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2HQ £565,000 25/11/2022 Terraced
Same street 65 WATERSIDE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2LQ £145,000 16/09/2022 Flat
135 NEWCOURT, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2LP £292,000 02/09/2022 Terraced
3 FERNES CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2YR £245,000 29/07/2022 Terraced
47 NEWCOURT, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2LN £270,000 26/07/2022 Terraced
15 NINE ELMS CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3TN £525,000 15/07/2022 Terraced
Same street 50 WATERSIDE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2LQ £415,000 30/06/2022 Terraced
77 NEWCOURT, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2LW £247,000 22/04/2022 Terraced
Same street 45 WATERSIDE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2LQ £215,000 25/02/2022 Flat
11 SEFTON WAY, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2LH £300,000 02/02/2022 Terraced
9 SEFTON WAY, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2LH £290,000 12/11/2021 Terraced
48 VERONA CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2LJ £250,000 23/09/2021 Terraced
Same street 45 WATERSIDE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2LQ £225,000 27/07/2021 Flat
17 NINE ELMS AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3TJ £336,500 22/06/2021 Terraced

Street average: £236,250 (5 sales)

Area average: £322,125 (12 sales)

Capital growth trend

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

5y growth 11.6%
10y growth 16.3%

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

1y (index) 2.3%
5y (index) 12.2%
10y (index) 24.6%

Rental Range

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

Low £1,398/mo
Realistic £1,553/mo
Optimistic £1,708/mo

Based on Local Authority from postcode lookup → Hillingdon.

LHA (30th percentile) floor for Outer West London: £1,471/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View UB8 2LQ

Nearby

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

Type Name Distance
Bus stop Sefton Way 0.1 miles
Bus stop New Peachey Lane 0.1 miles
Shop Nagpal Food, Wines & Spirits 0.1 miles
Shop Brookford Launderettes 0.1 miles
Train station West Drayton 1.0 miles
Train station Iver 1.4 miles
Hospital Hounslow Medical Centre 5.9 miles
University University of West London 7.5 miles
University University of West London - Hellenic Institute Of Maritime Studies 7.5 miles
Hospital Watford General Hospital 9.4 miles

Street-level crime

Category Count
Violence and sexual offences 69
Anti-social behaviour 50
Shoplifting 34
Other theft 19
Public order 17
Vehicle crime 17
Criminal damage and arson 14
Drugs 8
Robbery 7
Burglary 5
Other crime 4
Possession of weapons 3
Theft from the person 2
Total incidents 249

Within 1 mile during Mar 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
Cowley St Laurence CofE Primary School Primary 0.3 miles Good — 3 Sep 2013
Rabbsfarm Primary School Primary 0.6 miles Good — 12 Sep 2016
The PRIDE Academy Other 0.6 miles Inadequate — 10 Feb 2022
The Skills Hub Other 0.6 miles Good — 10 Jan 2013
Meadow High School Other 0.8 miles Good — 18 Nov 2013

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, Eynsford Terrace, UB7 £2,100/mo 3 0.86 miles OpenRent

Average rent: £2,100/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.5%
Max investor price (0.8%) £262,500
Target investor price (1%) £210,000
Gross yield 6%
Cost-to-rent ratio 16.7×
Monthly cashflow £211/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 2.1%
  • 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).
  • Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
  • Cashflow — Rent minus 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).