# 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 |
| Last sold | £475,000 Mar 2024 |

## 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

- ![Photo](/listings/photos/141038873/621581)
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- ![Photo](/listings/photos/141038873/621583)
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- ![Photo](/listings/photos/141038873/621586)
- ![Photo](/listings/photos/141038873/621587)
- ![Photo](/listings/photos/141038873/621590)
- ![Photo](/listings/photos/141038873/621592)
- ![Photo](/listings/photos/141038873/621595)
- ![Photo](/listings/photos/141038873/621597)
- ![Photo](/listings/photos/141038873/621599)
- ![Photo](/listings/photos/141038873/621601)
- ![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).*

## Capital growth trend

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

- **5y growth:** 22%
- **10y growth:** 25.3%

## 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)