# 3 bedroom end of terrace house for sale (UB8 2LQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 49 WATERSIDE, UXBRIDGE, GREATER LONDON UB8 2LQ |
| Price | £419,950 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 69 m² |
| Last sold | £410,000 Sep 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £734/year
- **Est. upgrade cost to C:** £16,760

### Recommendations
- A (£100 - £350)
- W2 (£4,000 - £6,000)
- E (£35)
- L2 (£1,600 - £2,400)
- 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/8501-9192-9522-9027-7903)

## 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

## Property Photos

- ![Picture](/listings/photos/149016491/452039) - Picture
- ![Picture](/listings/photos/149016491/452042) - Picture
- ![Picture](/listings/photos/149016491/452044) - Picture
- ![Picture](/listings/photos/149016491/452045) - Picture
- ![Photo](/listings/photos/149016491/452046)
- ![Photo](/listings/photos/149016491/452047)
- ![Photo](/listings/photos/149016491/452048)
- ![Photo](/listings/photos/149016491/452049)
- ![Photo](/listings/photos/149016491/452050)

## Floorplans

- ![null](/listings/photos/149016491/452051) - null

## EPC Graphs

- ![EPC 1](/listings/photos/149016491/452052) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 49 WATERSIDE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2LQ | £410,000 | 10/09/2024 | Terraced |
| 49 WATERSIDE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2LQ | £385,000 | 31/03/2021 | 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 |
|---------|-------|------|------|
| 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)

## Price vs local average

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

- **Local average:** £450,719 (16 Terraced, UB8, 2024–2026)
- **Deviation:** -6.8%

## Rental Range

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

- **Low:** £1,398/mo
- **Realistic:** £1,553/mo
- **Optimistic:** £1,708/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,471/mo

## 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)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £262,500
- **Target investor price (1%):** £210,000

*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 £2,100/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £211/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.1%

*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).*

## Price per Square Metre

- **£/m²:** £6,086/m²

## Capital growth trend

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

- **5y growth:** 11.6%
- **10y growth:** 16.3%

## House Price Index (HM Land Registry)

*Official index for Hillingdon; Terraced series; as of February 2026.*

- **1y growth (index):** 2.3%
- **5y growth (index):** 12.2%
- **10y growth (index):** 24.6%

## 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)