# 1 bedroom apartment for sale (UB1 1GA) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 45, IRIS HOUSE, 2, CEDRUS AVENUE, SOUTHALL, GREATER LONDON UB1 1GA | | Price | £395,000 | | Bedrooms | 1 | | Bathrooms | 1 | | Council tax | B | | Last sold | £405,000 Feb 2024 | ## Description Iris House, Southall | Private Balcony | Concierge | Gym | Cinema Room | Residents’ Lounge | Landscaped Gardens | Elizabeth Line Situated within the tranquil Iris House development, this stylish one-bedroom, one-bathroom apartment offers contemporary living framed by landscaped gardens and open green spaces, creating a serene West London retreat. Interior Features Bright open-plan living and dining area flowing onto a private balcony—perfect for relaxing, entertaining, or enjoying peaceful views Fully fitted kitchen with Bosch integrated appliances and elegant cabinetry Generously sized bedroom with floor-to-ceiling windows, filling the space with natural light Modern bathroom finished with large-format tiles and premium Roca fixtures High-quality finishes throughout, ensuring a warm, airy, and practical living environment Residents’ Facilities & Amenities 24-hour concierge service Fully equipped gym Private cinema room Residents’ lounge Landscaped communal gardens Location & Connectivity Short walk to Southall Station (Elizabeth Line, Zone 4) Fast connections to Heathrow, Paddington, Bond Street, Liverpool Street, and Canary Wharf Close to local parks, cafés, shops, and everyday amenities, offering a relaxed lifestyle with excellent transport links *This listing is for reference only; please verify details before proceeding. Actual furnishings and finishes may vary.* 18783794 ## Property Photos - ![1-1711.jpg](/listings/photos/174038891/205390) - 1-1711.jpg - ![1-1727.jpg](/listings/photos/174038891/205391) - 1-1727.jpg - ![1-1726.jpg](/listings/photos/174038891/205392) - 1-1726.jpg - ![1-1728.jpg](/listings/photos/174038891/205393) - 1-1728.jpg - ![1-1722.jpg](/listings/photos/174038891/205394) - 1-1722.jpg - ![1-1725.jpg](/listings/photos/174038891/205395) - 1-1725.jpg - ![1-1719.jpg](/listings/photos/174038891/205396) - 1-1719.jpg - ![1-1720.jpg](/listings/photos/174038891/205397) - 1-1720.jpg - ![1-1718.jpg](/listings/photos/174038891/205398) - 1-1718.jpg - ![1-1717.jpg](/listings/photos/174038891/205399) - 1-1717.jpg - ![1-1715.jpg](/listings/photos/174038891/205400) - 1-1715.jpg - ![1-1712.jpg](/listings/photos/174038891/205401) - 1-1712.jpg ## EPC Graphs - ![EE Rating](/listings/photos/174038891/205402) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | IRIS HOUSE, 2 FLAT 45 CEDRUS AVENUE, SOUTHALL, EALING, GREATER LONDON, UB1 1GA | £405,000 | 14/02/2024 | 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 | |---------|-------|------|------| | ARBER HOUSE, 2 FLAT 32 GREENLEAF WALK, SOUTHALL, EALING, GREATER LONDON, UB1 1FR | £500,000 | 31/01/2025 | Flat | | 78 GROUND FLOOR FLAT WEST END ROAD, SOUTHALL, EALING, GREATER LONDON, UB1 1JL | £252,000 | 28/04/2023 | Flat | | EDWIN HOUSE, 2 FLAT 5 ACCOLADE AVENUE, SOUTHALL, EALING, GREATER LONDON, UB1 1FS | £350,000 | 05/04/2023 | Flat | | EDWIN HOUSE, 2 FLAT 47 ACCOLADE AVENUE, SOUTHALL, EALING, GREATER LONDON, UB1 1FS | £493,500 | 17/02/2023 | Flat | | SIBLEY HOUSE, 1 FLAT 73 CEDRUS AVENUE, SOUTHALL, EALING, GREATER LONDON, UB1 1FP | £540,000 | 21/12/2022 | Flat | | SIBLEY HOUSE, 1 FLAT 64 CEDRUS AVENUE, SOUTHALL, EALING, GREATER LONDON, UB1 1FP | £533,450 | 19/12/2022 | Flat | | ARBER HOUSE, 2 FLAT 24 GREENLEAF WALK, SOUTHALL, EALING, GREATER LONDON, UB1 1FR | £470,000 | 16/12/2022 | Flat | | ARBER HOUSE, 2 FLAT 24 GREENLEAF WALK, SOUTHALL, EALING, GREATER LONDON, UB1 1FR | £470,000 | 16/12/2022 | Flat | | EDWIN HOUSE, 2 FLAT 1 ACCOLADE AVENUE, SOUTHALL, EALING, GREATER LONDON, UB1 1FS | £300,000 | 12/12/2022 | Flat | | WATSON HOUSE, 4 FLAT 50 GREENLEAF WALK, SOUTHALL, EALING, GREATER LONDON, UB1 1FQ | £499,875 | 08/12/2022 | Flat | | WATSON HOUSE, 4 FLAT 31 GREENLEAF WALK, SOUTHALL, EALING, GREATER LONDON, UB1 1FQ | £295,000 | 08/11/2022 | Flat | | SIBLEY HOUSE, 1 FLAT 32 CEDRUS AVENUE, SOUTHALL, EALING, GREATER LONDON, UB1 1FP | £485,800 | 05/10/2022 | Flat | | SIBLEY HOUSE, 1 FLAT 72 CEDRUS AVENUE, SOUTHALL, EALING, GREATER LONDON, UB1 1FP | £543,600 | 30/09/2022 | Flat | | SIBLEY HOUSE, 1 FLAT 68 CEDRUS AVENUE, SOUTHALL, EALING, GREATER LONDON, UB1 1FP | £558,200 | 23/09/2022 | Flat | | SIBLEY HOUSE, 1 FLAT 4 CEDRUS AVENUE, SOUTHALL, EALING, GREATER LONDON, UB1 1FP | £446,400 | 16/09/2022 | Flat | | WATSON HOUSE, 4 FLAT 62 GREENLEAF WALK, SOUTHALL, EALING, GREATER LONDON, UB1 1FQ | £522,275 | 01/09/2022 | Flat | | SIBLEY HOUSE, 1 FLAT 24 CEDRUS AVENUE, SOUTHALL, EALING, GREATER LONDON, UB1 1FP | £493,200 | 31/08/2022 | Flat | | SIBLEY HOUSE, 1 FLAT 16 CEDRUS AVENUE, SOUTHALL, EALING, GREATER LONDON, UB1 1FP | £488,650 | 31/08/2022 | Flat | | WATSON HOUSE, 4 FLAT 9 GREENLEAF WALK, SOUTHALL, EALING, GREATER LONDON, UB1 1FQ | £461,825 | 17/08/2022 | Flat | | WATSON HOUSE, 4 FLAT 58 GREENLEAF WALK, SOUTHALL, EALING, GREATER LONDON, UB1 1FQ | £499,999 | 10/08/2022 | Flat | **Area average:** £460,189 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £424,290 (38 Flat, UB1, 2024–2026) - **Deviation:** -6.9% ## Rental Range *ONS Price Index of Private Rents (London). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £2,072/mo - **Realistic:** £2,302/mo - **Optimistic:** £2,532/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for South West Herts (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £947/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 | |------|------|------|------|------| | Studio Flat, Mount Avenue, UB1 | £1,000/mo | 1 | 1.07 miles | OpenRent | **Average rent: £1,000/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.25% (weak for cashflow) - **Max investor price (0.8%):** £125,000 - **Target investor price (1%):** £100,000 *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 £1,000/mo).* - **Gross yield:** 3% - **Cost-to-rent:** 32.9× - **Monthly cashflow:** £-681/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -7.1% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 46.2% - **10y growth:** 100% ## House Price Index (HM Land Registry) *Official index for London; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -4.3% - **5y growth (index):** -1.2% - **10y growth (index):** 2.2% ## 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)