Sold STC Semi-detached

54 YEW AVENUE

WEST DRAYTON, YIEWSLEY, GREATER LONDON UB7 8PB

3 beds 883 sq ft Listed 19 Oct 2023 (-972d)

£490,000

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# 3 bedroom semi-detached house for sale (UB7 8PB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 54 YEW AVENUE, WEST DRAYTON, YIEWSLEY, GREATER LONDON UB7 8PB |
| Price | £490,000 |
| Bedrooms | 3 |
| Council tax | D |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 82 m² |
| Last sold | £475,000 Mar 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 10/01/2034
- **Current heating cost:** £1,580/year
- **Est. upgrade cost to C:** £26,500

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0350-2809-8390-2794-0361)

## Description

A spacious 3 bedroom end of terrace family home, within walking distance to West Drayton station  featuring the new Elizabeth Line. Consisting of three spacious bedrooms and family bathroom upstairs, large ground floor space split between lounge/dining room, kitchen and well maintained substantial sized garden. The property offers great potenital to extend (stp), good access to Hillingdon Hospital, Brunel University as well as Stockley Business Park and even Heathrow Airport. Local shops and a variety of bus routes are all within easy reach.

Council tax band: D

## Property Photos

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- ![Photo](/listings/photos/141038873/621603)

## Floorplans

- ![null](/listings/photos/141038873/621604) - null

## EPC Graphs

- ![EPC 1](/listings/photos/141038873/621606) - EPC 1

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #8256973
- **Address:** 54 Yew Avenue, WEST DRAYTON, UB7 8PB
- **Certificate Issued:** 04/07/2011
- **Work Completed:** 03/06/2011
- **Items:** 1 door(s)

### FENSA Certificate #8256972
- **Address:** 54 Yew Avenue, WEST DRAYTON, UB7 8PB
- **Certificate Issued:** 04/07/2011
- **Work Completed:** 03/06/2011
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 54 YEW AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8PB | £475,000 | 18/03/2024 | 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 |
|---------|-------|------|------|
| [Same street] 39 YEW AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8PB | £440,000 | 29/09/2023 | Semi-detached |
| 26 YEW AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8PA | £450,000 | 27/06/2023 | Semi-detached |
| 16 POPLAR AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8LF | £473,500 | 05/12/2022 | Semi-detached |
| 49 CASTLE AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8LG | £415,000 | 10/10/2022 | Semi-detached |
| 48 CASTLE AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8LG | £485,000 | 27/07/2022 | Semi-detached |
| 54 FALLING LANE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8AD | £450,000 | 11/07/2022 | Semi-detached |
| 1B POPLAR AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8LE | £495,000 | 04/05/2022 | Semi-detached |
| 1A POPLAR AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8LE | £500,000 | 29/04/2022 | Semi-detached |
| 93 OTTERFIELD ROAD, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8PF | £560,000 | 31/03/2022 | Semi-detached |
| 52 CASTLE AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8LQ | £395,000 | 07/03/2022 | Semi-detached |
| 72 YEW AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8PD | £475,000 | 01/02/2022 | Semi-detached |
| 32 FALLING LANE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8AD | £400,000 | 29/09/2021 | Semi-detached |

**Street average:** £440,000 (1 sale)
**Area average:** £463,500 (11 sales)

## Price vs local average

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

- **Local average:** £509,381 (21 Semi-detached, UB7, 2024–2026)
- **Deviation:** -3.8%

## 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 Semi-Detached House, Eynsford Terrace, UB7 | £2,100/mo | 3 | 0.23 miles | OpenRent |
| 3 Bed Semi-Detached House, Eynsford Terrace, UB7 | £2,100/mo | 3 | 0.23 miles | OpenRent |

**Average rent: £2,100/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £262,500
- **Target investor price (1%):** £210,000

*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 £2,100/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.4×
- **Monthly cashflow:** £-65/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.5%

*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:** £5,976/m²

## Capital growth trend

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

- **5y growth:** 21.6%
- **10y growth:** 24.8%

## House Price Index (HM Land Registry)

*Official index for Hillingdon; Semi-detached series; as of March 2026.*

- **1y growth (index):** 1.7%
- **5y growth (index):** 13.5%
- **10y growth (index):** 24.4%

## 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

82 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£475,000 Mar 2024

Price per m²

£5,976/m²

Local average

£509,381 (-3.8%)

Deprivation

Decile 3 (8,500 of 33,755)

Street crime

390 incidents within 1 mile (Apr 2026)

Key features

Three bedroom End of terrace
Great potential to extend
Off street parking via drive
Substantial garden
Chain free!
Easy access to the motorway network of the M4, M40, M25 and A40
Easy commute to Heathrow Airport
Good access to Hillingdon Hospital
No chain.

Additional details

Parking: Yes
Garden: Yes

Description

A spacious 3 bedroom end of terrace family home, within walking distance to West Drayton station featuring the new Elizabeth Line. Consisting of three spacious bedrooms and family bathroom upstairs, large ground floor space split between lounge/dining room, kitchen and well maintained substantial sized garden. The property offers great potenital to extend (stp), good access to Hillingdon Hospital, Brunel University as well as Stockley Business Park and even Heathrow Airport. Local shops and a variety of bus routes are all within easy reach.
Council tax band: D

Listed by

Uxbridge

Christopher Nevill

Reference: 141038873

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 11/01/2024

Expiry date: 10/01/2034

Current heating cost: £1,580/year

Potential heating cost: £956/year

Est. upgrade cost to C: £26,500

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£4,000 - £6,000)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
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

null

EPC Graphs

EPC 1

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #8256973

Property Details

Street: 54 Yew Avenue

Town: WEST DRAYTON

Postcode: UB7 8PB

Installation Details

Items: 1 door

Certificate Issued: 04/07/2011

Work Completed: 03/06/2011

This certificate data was retrieved from FENSA's database

FENSA Certificate #8256972

Property Details

Street: 54 Yew Avenue

Town: WEST DRAYTON

Postcode: UB7 8PB

Installation Details

Items: 1 door

Certificate Issued: 04/07/2011

Work Completed: 03/06/2011

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	18/03/2024 (2 years ago)	£475,000	—

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
Same street 39 YEW AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8PB	£440,000	29/09/2023	Semi-detached
26 YEW AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8PA	£450,000	27/06/2023	Semi-detached
16 POPLAR AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8LF	£473,500	05/12/2022	Semi-detached
49 CASTLE AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8LG	£415,000	10/10/2022	Semi-detached
48 CASTLE AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8LG	£485,000	27/07/2022	Semi-detached
54 FALLING LANE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8AD	£450,000	11/07/2022	Semi-detached
1B POPLAR AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8LE	£495,000	04/05/2022	Semi-detached
1A POPLAR AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8LE	£500,000	29/04/2022	Semi-detached
93 OTTERFIELD ROAD, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8PF	£560,000	31/03/2022	Semi-detached
52 CASTLE AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8LQ	£395,000	07/03/2022	Semi-detached
72 YEW AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8PD	£475,000	01/02/2022	Semi-detached
32 FALLING LANE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8AD	£400,000	29/09/2021	Semi-detached

Street average: £440,000 (1 sale)

Area average: £463,500 (11 sales)

Capital growth trend

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

5y growth 21.6%

10y growth 24.8%

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

1y (index) 1.7%

5y (index) 13.5%

10y (index) 24.4%

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 UB7 8PB

Nearby

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

Type	Name	Distance
Bus stop	Milburn Drive	0.1 miles
Bus stop	Otterfield Road	0.1 miles
Shop	The Beauty Spot	0.2 miles
Shop	Falling Lane Local Store	0.2 miles
Train station	West Drayton	0.5 miles
University	Unknown	1.3 miles
Train station	Iver	1.8 miles
Hospital	Hounslow Medical Centre	5.1 miles
Hospital	Watford General Hospital	9.6 miles

Street-level crime

Category	Count
Violence and sexual offences	106
Anti-social behaviour	99
Vehicle crime	33
Shoplifting	30
Criminal damage and arson	24
Other theft	23
Public order	21
Drugs	19
Burglary	14
Robbery	9
Bicycle theft	4
Other crime	4
Possession of weapons	2
Theft from the person	2
Total incidents	390

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
The PRIDE Academy	Other	0.2 miles	Inadequate — 10 Feb 2022
The Skills Hub	Other	0.2 miles	Good — 10 Jan 2013
Rabbsfarm Primary School	Primary	0.2 miles	Good — 12 Sep 2016
St Matthew's CofE Primary School	Primary	0.4 miles	Good — 21 Sep 2022
Park Academy West London	Secondary	0.4 miles	Requires improvement — 8 Feb 2024

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 Semi-Detached House, Eynsford Terrace, UB7	£2,100/mo	3	0.23 miles	OpenRent
3 Bed Semi-Detached House, Eynsford Terrace, UB7	£2,100/mo	3	0.23 miles	OpenRent

Average rent: £2,100/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.43%

Max investor price (0.8%) £262,500

Target investor price (1%) £210,000

Gross yield 5.1%

Cost-to-rent ratio 19.4×

Monthly cashflow £-65/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.5%

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).