# 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
- **Current heating cost:** £457/year
- **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)