Sold STC Flat

24A

LABURNUM ROAD, HAYES, GREATER LONDON UB3 4JX

2 beds 560 sq ft Listed 7 Jun 2012 (-5170d)

£174,950

Reduced on 11 Jun 2012

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# 2 bedroom flat for sale (UB3 4JX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 24A, LABURNUM ROAD, HAYES, GREATER LONDON UB3 4JX |
| Price | £174,950 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 52 m² |
| Last sold | £167,000 Sep 2012 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 14/07/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £559/year

### Recommendations
- A (350)
- B (1,500)
- I (3,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0057-2815-6635-9995-2911)

## Description

**Hallway**

Side aspect double glazed frosted door, doors to rooms and radiator.

**Reception 14'0 x 14'0 (4.27m x 4.27m)**

Front aspect double glazed window, radiator, power points and laminate floor.

**Kitchen 9'4 x 8'2 (2.84m x 2.49m)**

Rear aspect double glazed window, side aspect double glazed  window, stainless steel sink with mixer taps and drainer,  selection of wall and floor level units, space for cooker,  fridge/freezer and washing machine, power points, part tiled  walls and radiator.

**Bathroom**

Rear aspect double glazed frosted window, radiator, three piece  suite comprising of low level w/c, pedestal wash basin, panel  enclosed bath with mixer taps. part tiled surround and built in  cupboard.

**Bedroom One 11'10 x 8'7 (3.61m x 2.62m)**

Rear aspect double glazed window, radiator, power points, fitted wardrobe and laminate floor.

**Bedroom Two 10'5 x 9'1 (3.18m x 2.77m)**

Front aspect double glazed window, radiator, power points and  built in cupboard.

**Garage**

**Rear Garden**

Paved.

haart is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate

## Property Photos

- ![Photo](/listings/photos/23151633/1551874)
- ![Photo](/listings/photos/23151633/1551875)
- ![Photo](/listings/photos/23151633/1551876)
- ![Photo](/listings/photos/23151633/1551879)
- ![Photo](/listings/photos/23151633/1551881)
- ![Photo](/listings/photos/23151633/1551883)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 24A LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX | £167,000 | 07/09/2012 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX | £320,000 | 10/11/2023 | Flat |
| 42A CRANFORD DRIVE, HAYES, HILLINGDON, GREATER LONDON, UB3 4LA | £290,000 | 25/10/2023 | Flat |
| 23A LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX | £305,000 | 21/10/2022 | Flat |

**Area average:** £305,000 (3 sales)

## Price vs local average

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

- **Local average:** £312,927 (141 Flat, UB3, 2024–2026)
- **Deviation:** -44.1%

## Rental Range

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

- **Low:** £1,405/mo
- **Realistic:** £1,561/mo
- **Optimistic:** £1,717/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,247/mo

## 1% Rule

- **Rent ratio:** 0.89% (okay)
- **Max investor price (0.8%):** £195,125
- **Target investor price (1%):** £156,100

*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.*

## Price per Square Metre

- **£/m²:** £3,364/m²

## Capital growth trend

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

- **5y growth:** -8.6%
- **10y growth:** 35%

## House Price Index (HM Land Registry)

*Official index for Hillingdon; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -3.8%
- **5y growth (index):** -1.5%
- **10y growth (index):** 4.1%

## 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

Floor area

52 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£167,000 Sep 2012

Price per m²

£3,364/m²

Local average

£312,927 (-44.1%)

Deprivation

Decile 3 (8,452 of 33,755)

Street crime

445 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

Hallway
Side aspect double glazed frosted door, doors to rooms and radiator.

Reception 14'0 x 14'0 (4.27m x 4.27m)
Front aspect double glazed window, radiator, power points and laminate floor.

Kitchen 9'4 x 8'2 (2.84m x 2.49m)
Rear aspect double glazed window, side aspect double glazed window, stainless steel sink with mixer taps and drainer, selection of wall and floor level units, space for cooker, fridge/freezer and washing machine, power points, part tiled walls and radiator.

Bathroom
Rear aspect double glazed frosted window, radiator, three piece suite comprising of low level w/c, pedestal wash basin, panel enclosed bath with mixer taps. part tiled surround and built in cupboard.

Bedroom One 11'10 x 8'7 (3.61m x 2.62m)
Rear aspect double glazed window, radiator, power points, fitted wardrobe and laminate floor.

Bedroom Two 10'5 x 9'1 (3.18m x 2.77m)
Front aspect double glazed window, radiator, power points and built in cupboard.

Garage

Rear Garden
Paved.

haart is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate

Listed by

Hayes (Middx)

Spicerhaart

Reference: 23151633

EPC Rating & Upgrade Cost

This certificate expired on 14/07/2025. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: C

Inspection date: 15/07/2015

Expiry date: 14/07/2025 (expired)

Current heating cost: £559/year

Potential heating cost: £266/year

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

Recommendations

Increase loft insulation to 270 mm (350)
Cavity wall insulation (1,500)
Replace boiler with new condensing boiler (3,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	07/09/2012 (13 years ago)	£167,000	—

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
21 LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX	£320,000	10/11/2023	Flat
42A CRANFORD DRIVE, HAYES, HILLINGDON, GREATER LONDON, UB3 4LA	£290,000	25/10/2023	Flat
23A LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX	£305,000	21/10/2022	Flat

Area average: £305,000 (3 sales)

Capital growth trend

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

5y growth -8.6%

10y growth 35%

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

1y (index) -3.8%

5y (index) -1.5%

10y (index) 4.1%

Rental Range

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

Low £1,405/mo

Realistic £1,561/mo

Optimistic £1,717/mo

Based on Local Authority from postcode lookup → Hillingdon.

LHA (30th percentile) floor for South West Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View UB3 4JX

Nearby

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

Type	Name	Distance
Bus stop	Hail & Ride Cranford Drive	0.1 miles
Bus stop	Hail & Ride Monmouth Road	0.1 miles
Shop	Drinks Direct	0.2 miles
Shop	Tesco Express	0.2 miles
Train station	Hayes and Harlington	0.4 miles
Train station	Southall	1.9 miles
Hospital	Hounslow Medical Centre	2.6 miles
University	University of West London	4.8 miles
University	University of West London - Hellenic Institute Of Maritime Studies	4.8 miles
Hospital	Phlebotomy / Blood Tests	8.2 miles

Street-level crime

Category	Count
Violence and sexual offences	126
Anti-social behaviour	110
Shoplifting	48
Vehicle crime	37
Other theft	27
Public order	23
Theft from the person	18
Robbery	17
Burglary	12
Drugs	11
Bicycle theft	8
Other crime	6
Criminal damage and arson	1
Possession of weapons	1
Total incidents	445

Within 1 mile during May 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
Cranford Park Academy	Primary	0.1 miles	Good — 12 Jul 2013
Global Academy	Secondary	0.6 miles	Good — 10 Jun 2019
Botwell House Catholic Primary School	Primary	0.7 miles	Good — 5 Nov 2014
Harlington School	Secondary	0.8 miles	— (Inspected (no overall grade))
Cranford Community College	Secondary	0.9 miles	Good — 8 May 2022

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.89%

Max investor price (0.8%) £195,125

Target investor price (1%) £156,100

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).