Sold STC Maisonette

21 LABURNUM ROAD

HAYES, GREATER LONDON UB3 4JX

2 beds 1 baths 657 sq ft Listed 10 Nov 2023 (-995d)

£325,000

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# 2 bedroom maisonette for sale (UB3 4JX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 21 LABURNUM ROAD, HAYES, GREATER LONDON UB3 4JX |
| Price | £325,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 61 m² |
| Last sold | £320,000 Nov 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 28/06/2032
- **Est. upgrade cost to C:** £2,425

### Recommendations
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- E (£25)
- G (£350 - £450)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2618-1014-8226-3582-2200)

## Description

CHAIN FREE!! Shaw & Co Present a stunning ground floor maisonette situated minutes from Hayes Town. Comprising a large reception room, two spacious bedrooms, beautiful bathroom suite and good size kitchen. Property comes with a private rear garden, front garden and rear garage. Walking distance to Rosedale School, Woodend Academy & all local shops/amenities. Property is ideal for a first time buyer or investor due to it's locality. Call our sales team to view ***   ***

## Property Photos

- ![Photo](/listings/photos/141901664/1551823)

## EPC Graphs

- ![EPC 1](/listings/photos/141901664/1551824) - EPC 1

## Sales History

*Recorded sales for this property. 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 |
| 21 LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX | £89,950 | 25/05/2000 | Flat |
| 21 LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX | £69,250 | 25/06/1999 | 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 |
|---------|-------|------|------|
| 42A CRANFORD DRIVE, HAYES, HILLINGDON, GREATER LONDON, UB3 4LA | £290,000 | 25/10/2023 | Flat |
| [Same street] 1 LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX | £610,000 | 03/04/2023 | Semi-detached |
| [Same street] 4 LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX | £40,000 | 10/02/2023 | Other |
| [Same street] 23A LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX | £305,000 | 21/10/2022 | Flat |

**Street average:** £318,333 (3 sales)
**Area average:** £290,000 (1 sale)

## Price vs local average

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

- **Local average:** £312,927 (141 Flat, UB3, 2024–2026)
- **Deviation:** +3.9%

## 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:** 0.48% (weak for cashflow)
- **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:** £5,328/m²

## Capital growth trend

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

- **5y growth:** -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

Tenure

FREEHOLD

Floor area

61 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£320,000 Nov 2023

Price per m²

£5,328/m²

Local average

£312,927 (+3.9%)

Deprivation

Decile 3 (8,452 of 33,755)

Street crime

442 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Hayes

Shaw & Co Estates (UK) Ltd

Reference: 141901664

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 29/06/2022

Expiry date: 28/06/2032

Est. upgrade cost to C: £2,425

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

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£25)
Upgrade heating controls (£350 - £450)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

Price history

362% since 1999

Event	Date	Price	% change
Sold	10/11/2023 (2 years ago)	£320,000	+255.8%
Sold	25/05/2000 (26 years ago)	£89,950	+29.9%
Sold	25/06/1999 (27 years ago)	£69,250	—

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
42A CRANFORD DRIVE, HAYES, HILLINGDON, GREATER LONDON, UB3 4LA	£290,000	25/10/2023	Flat
Same street 1 LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX	£610,000	03/04/2023	Semi-detached
Same street 4 LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX	£40,000	10/02/2023	Other
Same street 23A LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX	£305,000	21/10/2022	Flat

Street average: £318,333 (3 sales)

Area average: £290,000 (1 sale)

Capital growth trend

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

5y growth -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	125
Anti-social behaviour	110
Shoplifting	48
Vehicle crime	38
Other theft	27
Public order	21
Robbery	17
Theft from the person	17
Burglary	12
Drugs	11
Bicycle theft	8
Other crime	6
Criminal damage and arson	1
Possession of weapons	1
Total incidents	442

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 comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.48%

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).