Sold STC Bungalow

170 HAREFIELD ROAD

UXBRIDGE, GREATER LONDON UB8 1PP

3 beds 3 baths 1,894 sq ft Listed 5 Dec 2022 (-1293d)

£800,000

Guide Price

Reduced on 6 Jul 2022

Save

# 3 bedroom bungalow for sale (UB8 1PP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 170 HAREFIELD ROAD, UXBRIDGE, GREATER LONDON UB8 1PP |
| Price | £800,000 |
| Bedrooms | 3 |
| Bathrooms | 3 |
| Council tax | TBC |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 176 m² |
| Last sold | £850,000 Aug 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 25/08/2031
- **Est. upgrade cost to C:** £26,575

### Recommendations
- A2 (£850 - £1,500)
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2465-3009-0208-6069-1200)

## Description

Brand new and finished to a high specification, this three bedroom detached home radiates character and charm throughout, creating a perfect environment for family living.

The accommodation comprises an entrance hallway which flows onto a stunning kitchen/breakfast room and a separate spacious reception room, both which have bi-folding doors out onto the rear garden. Completing the ground floor is a guest WC and a bedroom with an en-suite. The first floor holds an inviting master bedroom, en-suite, followed by a second double bedroom and a family bathroom. Externally there is off street parking and a neatly presented rear garden.

Harefield Road is situated in North Uxbridge, within easy reach of Uxbridge Common, the Hillingdon Health and Leisure Centre, multiple shopping facilities, restaurants and bars and the Metropolitan/Piccadilly Line Station.

## Property Photos

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## Floorplans

- ![845526 ( L ) V1.j...](/listings/photos/129725924/693523) - 845526 ( L ) V1.j...

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #16687145
- **Address:** 170 Harefield Road, UXBRIDGE, UB8 1PP
- **Certificate Issued:** 23/02/2025
- **Work Completed:** 17/02/2025
- **Items:** 4 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 170 HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP | £850,000 | 24/08/2022 | Semi-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 |
|---------|-------|------|------|
| 227 PARK ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1NS | £760,000 | 22/01/2026 | Detached |
| 239 PARK ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1NS | £970,000 | 01/12/2023 | Detached |
| [Same street] 164 HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP | £900,000 | 19/05/2023 | Semi-detached |
| [Same street] 178A HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP | £645,000 | 11/04/2023 | Detached |
| 3 TOWERGATE CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PF | £1,100,000 | 23/03/2023 | Detached |
| [Same street] 178 FLAT 2 HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP | £432,100 | 03/02/2023 | Flat |
| [Same street] 178 FLAT 6 HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP | £415,000 | 23/12/2022 | Flat |
| [Same street] 178 FLAT 5 HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP | £470,000 | 08/11/2022 | Flat |
| [Same street] 178 FLAT 4 HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP | £470,000 | 04/11/2022 | Flat |
| 12 WEST COMMON ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1NZ | £874,000 | 17/10/2022 | Detached |
| [Same street] 166 HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP | £655,000 | 16/09/2022 | Semi-detached |
| 4 HILLMAN CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1QA | £972,000 | 13/09/2022 | Detached |
| 9 BEACON CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PX | £990,000 | 09/09/2022 | Detached |
| FOUR WINDS PARK ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1NT | £900,000 | 25/08/2022 | Detached |
| 17 WATER TOWER CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1XS | £970,000 | 18/08/2022 | Detached |
| [Same street] 174A HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP | £981,000 | 11/07/2022 | Detached |
| 5 BEACON CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PX | £785,000 | 01/07/2022 | Detached |
| 21 MAYLANDS DRIVE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1BH | £855,000 | 29/04/2022 | Detached |
| 4 COLNEDALE ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PA | £1,001,000 | 25/03/2022 | Detached |
| 7 WOODHALL CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PY | £770,000 | 15/12/2021 | Detached |
| 1 WOODHALL CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PY | £765,000 | 29/11/2021 | Detached |
| 19 BEACON CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PX | £800,000 | 30/09/2021 | Detached |
| [Same street] 170B HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP | £750,000 | 22/09/2021 | Semi-detached |
| 4 HERON CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1BJ | £915,000 | 16/09/2021 | Detached |
| 23 NORTH COMMON ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PD | £1,100,000 | 25/06/2021 | Detached |

**Street average:** £635,344 (9 sales)
**Area average:** £907,938 (16 sales)

## Price vs local average

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

- **Local average:** £716,692 (13 Detached, UB8, 2024–2026)
- **Deviation:** +11.6%

## 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 Terraced House, Uxbridge, UB10 | £2,450/mo | 3 | 1.09 miles | OpenRent |
| 3 Bed Terraced House, Manor Waye, UB8 | £700/mo | 3 | 1.15 miles | OpenRent |

**Average rent: £1,575/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.2% (weak for cashflow)
- **Max investor price (0.8%):** £196,875
- **Target investor price (1%):** £157,500

*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 £1,575/mo).*

- **Gross yield:** 2.4%
- **Cost-to-rent:** 42.3×
- **Monthly cashflow:** £-1,758/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.1%

*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:** £4,545/m²

## Capital growth trend

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

- **5y growth:** 5.5%
- **10y growth:** 29.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.6%
- **5y growth (index):** 11.9%
- **10y growth (index):** 19.2%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

176 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£850,000 Aug 2022

Price per m²

£4,545/m²

Local average

£716,692 (+11.6%)

Deprivation

Decile 8 (26,799 of 33,755)

Street crime

321 incidents within 1 mile (Apr 2026)

Key features

Freehold Detached Chalet Bungalow
Three Bedrooms
Three Bathrooms
Spacious Reception Room
Large Kitchen/Breakfast Room
Private Rear Garden
Driveway
Council Tax Band
EPC Rating
1649 Sq Ft (153.1 Sq M)

Additional details

Parking: Yes
Garden: Yes

Description

Brand new and finished to a high specification, this three bedroom detached home radiates character and charm throughout, creating a perfect environment for family living.

The accommodation comprises an entrance hallway which flows onto a stunning kitchen/breakfast room and a separate spacious reception room, both which have bi-folding doors out onto the rear garden. Completing the ground floor is a guest WC and a bedroom with an en-suite. The first floor holds an inviting master bedroom, en-suite, followed by a second double bedroom and a family bathroom. Externally there is off street parking and a neatly presented rear garden.

Harefield Road is situated in North Uxbridge, within easy reach of Uxbridge Common, the Hillingdon Health and Leisure Centre, multiple shopping facilities, restaurants and bars and the Metropolitan/Piccadilly Line Station.

Listed by

Uxbridge Sales

Leaders and Romans Group

Reference: 129725924

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 26/08/2021

Expiry date: 25/08/2031

Est. upgrade cost to C: £26,575

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

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
Cavity wall insulation (£500 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
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

845526 ( L ) V1.j...

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #16687145 Recent

Property Details

Street: 170 Harefield Road

Town: UXBRIDGE

Postcode: UB8 1PP

Installation Details

Items: 4 windows and 2 doors

Certificate Issued: 23/02/2025

Work Completed: 17/02/2025

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	24/08/2022 (3 years ago)	£850,000	—

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
227 PARK ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1NS	£760,000	22/01/2026	Detached
239 PARK ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1NS	£970,000	01/12/2023	Detached
Same street 164 HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP	£900,000	19/05/2023	Semi-detached
Same street 178A HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP	£645,000	11/04/2023	Detached
3 TOWERGATE CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PF	£1,100,000	23/03/2023	Detached
Same street 178 FLAT 2 HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP	£432,100	03/02/2023	Flat
Same street 178 FLAT 6 HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP	£415,000	23/12/2022	Flat
Same street 178 FLAT 5 HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP	£470,000	08/11/2022	Flat
Same street 178 FLAT 4 HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP	£470,000	04/11/2022	Flat
12 WEST COMMON ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1NZ	£874,000	17/10/2022	Detached
Same street 166 HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP	£655,000	16/09/2022	Semi-detached
4 HILLMAN CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1QA	£972,000	13/09/2022	Detached
9 BEACON CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PX	£990,000	09/09/2022	Detached
FOUR WINDS PARK ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1NT	£900,000	25/08/2022	Detached
17 WATER TOWER CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1XS	£970,000	18/08/2022	Detached
Same street 174A HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP	£981,000	11/07/2022	Detached
5 BEACON CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PX	£785,000	01/07/2022	Detached
21 MAYLANDS DRIVE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1BH	£855,000	29/04/2022	Detached
4 COLNEDALE ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PA	£1,001,000	25/03/2022	Detached
7 WOODHALL CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PY	£770,000	15/12/2021	Detached
1 WOODHALL CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PY	£765,000	29/11/2021	Detached
19 BEACON CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PX	£800,000	30/09/2021	Detached
Same street 170B HAREFIELD ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PP	£750,000	22/09/2021	Semi-detached
4 HERON CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1BJ	£915,000	16/09/2021	Detached
23 NORTH COMMON ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1PD	£1,100,000	25/06/2021	Detached

Street average: £635,344 (9 sales)

Area average: £907,938 (16 sales)

Capital growth trend

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

5y growth 5.5%

10y growth 29.6%

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

1y (index) 0.6%

5y (index) 11.9%

10y (index) 19.2%

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 1PP

Nearby

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

Type	Name	Distance
Bus stop	Clare House Nursing Home	0.1 miles
Shop	Sainsbury's	0.5 miles
Shop	Aldi	0.5 miles
Train station	Uxbridge	0.7 miles
Train station	Hillingdon	1.0 miles
Hospital	Wexham Park Hospital	4.6 miles
Hospital	Upton Hospital	6.2 miles
University	University of West London	7.7 miles
University	University of West London - Hellenic Institute Of Maritime Studies	7.7 miles

Street-level crime

Category	Count
Anti-social behaviour	84
Violence and sexual offences	79
Shoplifting	41
Drugs	24
Vehicle crime	17
Criminal damage and arson	16
Public order	15
Theft from the person	12
Other theft	11
Burglary	10
Robbery	6
Other crime	3
Bicycle theft	2
Possession of weapons	1
Total incidents	321

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	0.5 miles	Good — 5 Sep 2014
HRUC (Harrow, Richmond & Uxbridge Colleges)	Other	0.5 miles	— (No rating)
Vyners School	Secondary	0.5 miles	Outstanding — 5 Jun 2019
St Andrew's C of E Primary School	Primary	0.9 miles	Requires improvement — 1 Feb 2023
John Locke Academy	Primary	1.0 miles	Outstanding — 26 Jun 2017

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 Terraced House, Uxbridge, UB10	£2,450/mo	3	1.09 miles	OpenRent
3 Bed Terraced House, Manor Waye, UB8	£700/mo	3	1.15 miles	OpenRent

Average rent: £1,575/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.2%

Max investor price (0.8%) £196,875

Target investor price (1%) £157,500

Gross yield 2.4%

Cost-to-rent ratio 42.3×

Monthly cashflow £-1,758/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -9.1%

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).