Sold STC Bungalow

2 WILLOW CRESCENT EAST

UXBRIDGE, DENHAM, BUCKINGHAMSHIRE UB9 4AP

3 beds 2 baths 1,604 sq ft Listed 21 Jan 2025 (-510d)

£775,000

Reduced on 8 May 2024

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# 3 bedroom bungalow for sale (UB9 4AP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 WILLOW CRESCENT EAST, UXBRIDGE, DENHAM, BUCKINGHAMSHIRE UB9 4AP |
| Price | £775,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | G |
| Floor area | 149 m² |
| Last sold | £710,000 Dec 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 10/06/2034
- **Current heating cost:** £2,342/year
- **Est. upgrade cost to C:** £16,008

### Recommendations
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- E (£85)
- G (£350 - £450)
- 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/9898-3038-9206-2594-8204)

## Description

The accommodation comprises an entrance porch leading onto a welcoming entrance hallway with doors to all rooms including a kitchen, a 27’ reception room and a conservatory with French doors out onto the rear garden. The hallway also provides access to three well proportioned bedroom, a family bathroom and a shower room.

Willow Crescent East is situated off the Oxford Road on the Willow Bank Village, within easy reach of local shops, schools, Fassnidge Park, Uxbridge College and Uxbridge Town Centre with its multiple shopping facilities, restaurants and bars and the Metropolitan/Piccadilly Line Station.

## Property Photos

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## Floorplans

- ![1081245 L.jpg](/listings/photos/157181279/636201) - 1081245 L.jpg

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 WILLOW CRESCENT EAST, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AP | £710,000 | 18/12/2024 | Detached |

## 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 LIME WALK, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AS | £621,000 | 15/08/2025 | Detached |
| [Same street] 3 WILLOW CRESCENT EAST, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AP | £890,000 | 30/11/2023 | Detached |
| 79 WILLOW CRESCENT WEST, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AU | £1,350,000 | 06/11/2023 | Detached |
| [Same street] 6 WILLOW CRESCENT EAST, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AP | £1,030,000 | 16/12/2022 | Detached |
| 77 WILLOW CRESCENT WEST, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AU | £1,125,000 | 16/12/2022 | Detached |
| 9 OAKSIDE, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4DY | £450,000 | 13/09/2022 | Detached |
| [Same street] 13 WILLOW CRESCENT EAST, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AP | £550,000 | 12/07/2022 | Detached |
| 102 KINGS MILL WAY, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4BT | £880,000 | 11/03/2022 | Detached |
| 5 LIME WALK, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AS | £640,000 | 26/01/2022 | Detached |
| 51 WILLOW CRESCENT WEST, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AT | £1,105,000 | 30/06/2021 | Detached |
| 12 WILLOW AVENUE, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AQ | £830,000 | 18/06/2021 | Detached |

**Street average:** £823,333 (3 sales)
**Area average:** £875,125 (8 sales)

## Price vs local average

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

- **Local average:** £687,375 (8 Detached, UB9, 2024–2026)
- **Deviation:** +12.7%

## Rental Range

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

- **Low:** £1,326/mo
- **Realistic:** £1,473/mo
- **Optimistic:** £1,620/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,446/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 End Terrace, Mill Bridge Place, UB8 | £2,250/mo | 3 | 1.14 miles | OpenRent |
| 3 Bed Terraced House, Manor Waye, UB8 | £700/mo | 3 | 1.16 miles | OpenRent |

**Average rent: £1,475/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.19% (weak for cashflow)
- **Max investor price (0.8%):** £184,375
- **Target investor price (1%):** £147,500

*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 £1,475/mo).*

- **Gross yield:** 2.3%
- **Cost-to-rent:** 43.8×
- **Monthly cashflow:** £-1,750/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.3%

*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:** £5,201/m²

## Capital growth trend

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

- **5y growth:** -59%
- **10y growth:** -32.5%

## House Price Index (HM Land Registry)

*Official index for Buckinghamshire; Detached series; as of March 2026.*

- **1y growth (index):** -1.2%
- **5y growth (index):** 14.6%
- **10y growth (index):** 24.5%

## 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

149 m²

Council tax band

EPC rating

Last sold

£710,000 Dec 2024

Price per m²

£5,201/m²

Local average

£687,375 (+12.7%)

Deprivation

Decile 8 (26,824 of 33,755)

Street crime

317 incidents within 1 mile (Apr 2026)

Key features

Freehold Detached Bungalow
Three Bedrooms/Two Bathrooms
Reception Room & Conservatory
No Onward Chain
Set on Substantial Plot with Scope to Extend STPP
Driveway Providing off Street Parking
Rear Garden
Council Tax Band G
EPC Rating TBC
1671 Sq Ft (155.2 Sq M)

Additional details

Parking: Yes
Garden: Yes

Description

Situated in this quiet location on the sought after Willow Bank Development, this chain free three bedroom detached bungalow is set on a substantial plot offering huge potential to extend STPP. The property benefits from a driveway and a large wrap around rear garden.

The accommodation comprises an entrance porch leading onto a welcoming entrance hallway with doors to all rooms including a kitchen, a 27’ reception room and a conservatory with French doors out onto the rear garden. The hallway also provides access to three well proportioned bedroom, a family bathroom and a shower room.

Willow Crescent East is situated off the Oxford Road on the Willow Bank Village, within easy reach of local shops, schools, Fassnidge Park, Uxbridge College and Uxbridge Town Centre with its multiple shopping facilities, restaurants and bars and the Metropolitan/Piccadilly Line Station.

Listed by

Uxbridge Sales

Leaders and Romans Group

Reference: 157181279

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 11/06/2024

Expiry date: 10/06/2034

Current heating cost: £2,342/year

Potential heating cost: £1,972/year

Est. upgrade cost to C: £16,008

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (solid floor) (£4,000 - £6,000)
Increase hot water cylinder insulation (£15 - £30)
Low energy lighting for all fixed outlets (£85)
Upgrade heating controls (£350 - £450)
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

1081245 L.jpg

Price history

Event	Date	Price	% change
Sold	18/12/2024 (1 year ago)	£710,000	—

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
3 LIME WALK, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AS	£621,000	15/08/2025	Detached
Same street 3 WILLOW CRESCENT EAST, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AP	£890,000	30/11/2023	Detached
79 WILLOW CRESCENT WEST, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AU	£1,350,000	06/11/2023	Detached
Same street 6 WILLOW CRESCENT EAST, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AP	£1,030,000	16/12/2022	Detached
77 WILLOW CRESCENT WEST, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AU	£1,125,000	16/12/2022	Detached
9 OAKSIDE, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4DY	£450,000	13/09/2022	Detached
Same street 13 WILLOW CRESCENT EAST, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AP	£550,000	12/07/2022	Detached
102 KINGS MILL WAY, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4BT	£880,000	11/03/2022	Detached
5 LIME WALK, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AS	£640,000	26/01/2022	Detached
51 WILLOW CRESCENT WEST, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AT	£1,105,000	30/06/2021	Detached
12 WILLOW AVENUE, DENHAM, UXBRIDGE, BUCKINGHAMSHIRE, UB9 4AQ	£830,000	18/06/2021	Detached

Street average: £823,333 (3 sales)

Area average: £875,125 (8 sales)

Capital growth trend

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

5y growth -59%

10y growth -32.5%

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

1y (index) -1.2%

5y (index) 14.6%

10y (index) 24.5%

Rental Range

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

Low £1,326/mo

Realistic £1,473/mo

Optimistic £1,620/mo

Based on Local Authority from postcode lookup → Buckinghamshire.

LHA (30th percentile) floor for Chilterns: £1,446/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View UB9 4AP

Nearby

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

Type	Name	Distance
Shop	Unknown	0.2 miles
Bus stop	Oakside	0.2 miles
Shop	Asda Express	0.2 miles
Train station	Uxbridge	0.7 miles
Train station	Hillingdon	1.5 miles
University	Unknown	1.5 miles
Hospital	Watford General Hospital	7.3 miles
Hospital	Hounslow Medical Centre	7.5 miles

Street-level crime

Category	Count
Anti-social behaviour	84
Violence and sexual offences	81
Shoplifting	41
Drugs	27
Criminal damage and arson	17
Public order	13
Theft from the person	12
Vehicle crime	11
Other theft	9
Burglary	8
Robbery	7
Other crime	3
Bicycle theft	2
Possession of weapons	2
Total incidents	317

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
Hermitage Primary School	Primary	0.6 miles	Good — 5 Sep 2014
HRUC (Harrow, Richmond & Uxbridge Colleges)	Other	0.8 miles	— (No rating)
St Mary's Catholic Primary School	Primary	0.8 miles	Good — 24 Apr 2024
St Andrew's C of E Primary School	Primary	1.0 miles	Requires improvement — 1 Feb 2023
Vyners School	Secondary	1.0 miles	Outstanding — 5 Jun 2019

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 End Terrace, Mill Bridge Place, UB8	£2,250/mo	3	1.14 miles	OpenRent
3 Bed Terraced House, Manor Waye, UB8	£700/mo	3	1.16 miles	OpenRent

Average rent: £1,475/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.19%

Max investor price (0.8%) £184,375

Target investor price (1%) £147,500

Gross yield 2.3%

Cost-to-rent ratio 43.8×

Monthly cashflow £-1,750/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -9.3%

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).