Sold STC End of terrace

9 MALMESBURY CLOSE

PINNER, GREATER LONDON HA5 2NG

4 beds 2 baths 1,421 sq ft Listed 23 Aug 2024 (-656d)

£650,000

Offers in Excess of

Reduced on 26 Feb 2025

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# 4 bedroom end of terrace house for sale (HA5 2NG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9 MALMESBURY CLOSE, PINNER, GREATER LONDON HA5 2NG |
| Price | £650,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | TBC |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 132 m² |
| Last sold | £678,000 Jun 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £1,707/year
- **Est. upgrade cost to C:** £18,585

### Recommendations
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- E (£85)
- 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/2111-2545-6133-1720-1596)

## Description

A beautifully presented four/five bedroom, two bathroom end of terraced family home located on this quiet residential cul-de-sac. Features include large driveway with off street parking, private rear garden, modern interiors, sauna shower, 1,437 Sq Ft, ground floor bedroom, no upper chain and through lounge. The property is 0.7 miles away from Northwood Hills High Street & Station (Metropolitan Line), 0.5 miles away from the sought after Coteford Primary School and 0.3 miles away from Haydon High School.

Tenure - Freehold

EPC - D

Council Tax - Band D

## Property Photos

- ![Picture No. 19](/listings/photos/151688789/531659) - Picture No. 19
- ![Picture No. 05](/listings/photos/151688789/531660) - Picture No. 05
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- ![Picture No. 11](/listings/photos/151688789/531663) - Picture No. 11
- ![Picture No. 15](/listings/photos/151688789/531664) - Picture No. 15
- ![Picture No. 10](/listings/photos/151688789/531665) - Picture No. 10
- ![Picture No. 17](/listings/photos/151688789/531666) - Picture No. 17
- ![Picture No. 12](/listings/photos/151688789/531667) - Picture No. 12
- ![Picture No. 09](/listings/photos/151688789/531669) - Picture No. 09
- ![Picture No. 13](/listings/photos/151688789/531671) - Picture No. 13
- ![Picture No. 14](/listings/photos/151688789/531673) - Picture No. 14
- ![Picture No. 01](/listings/photos/151688789/531675) - Picture No. 01
- ![Picture No. 16](/listings/photos/151688789/531677) - Picture No. 16

## Floorplans

- ![Floorplan](/listings/photos/151688789/531680) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/151688789/531687) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #6887019
- **Address:** 9 Malmesbury Close, PINNER, HA5 2NG
- **Certificate Issued:** 12/10/2009
- **Work Completed:** 22/09/2009
- **Items:** 3 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 MALMESBURY CLOSE, PINNER, HILLINGDON, GREATER LONDON, HA5 2NG | £678,000 | 05/06/2025 | Terraced |
| 9 MALMESBURY CLOSE, PINNER, HILLINGDON, GREATER LONDON, HA5 2NG | £550,000 | 11/07/2014 | Terraced |
| 9 MALMESBURY CLOSE, PINNER, HILLINGDON, GREATER LONDON, HA5 2NG | £428,500 | 03/05/2012 | Terraced |
| 9 MALMESBURY CLOSE, PINNER, HILLINGDON, GREATER LONDON, HA5 2NG | £155,000 | 10/10/2000 | 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 |
|---------|-------|------|------|
| 67 FARMLANDS, PINNER, HILLINGDON, GREATER LONDON, HA5 2LN | £650,000 | 13/01/2026 | Terraced |
| 129 WILTSHIRE LANE, PINNER, HILLINGDON, GREATER LONDON, HA5 2NA | £485,000 | 25/11/2025 | Terraced |
| [Same street] 29 MALMESBURY CLOSE, PINNER, HILLINGDON, GREATER LONDON, HA5 2NG | £545,000 | 29/09/2023 | Terraced |
| 33 CONISTON GARDENS, PINNER, HILLINGDON, GREATER LONDON, HA5 2JJ | £375,000 | 08/08/2023 | Terraced |
| [Same street] 15 MALMESBURY CLOSE, PINNER, HILLINGDON, GREATER LONDON, HA5 2NG | £582,000 | 01/08/2022 | Terraced |
| 25 FARMLANDS, PINNER, HILLINGDON, GREATER LONDON, HA5 2LW | £700,000 | 01/07/2022 | Terraced |
| 9 MAYBANK GARDENS, PINNER, HILLINGDON, GREATER LONDON, HA5 2JW | £580,000 | 10/06/2022 | Terraced |
| 19 WYEVALE CLOSE, PINNER, HILLINGDON, GREATER LONDON, HA5 2QE | £515,000 | 21/02/2022 | Terraced |
| 11 LYNEHAM WALK, PINNER, HILLINGDON, GREATER LONDON, HA5 2NR | £450,000 | 04/02/2022 | Terraced |
| 206 FORE STREET, PINNER, HILLINGDON, GREATER LONDON, HA5 2NE | £570,000 | 25/10/2021 | Terraced |
| 11 LYNEHAM WALK, PINNER, HILLINGDON, GREATER LONDON, HA5 2NR | £398,000 | 30/09/2021 | Terraced |
| 125 WILTSHIRE LANE, PINNER, HILLINGDON, GREATER LONDON, HA5 2NA | £435,000 | 29/09/2021 | Terraced |
| 3 REID CLOSE, PINNER, HILLINGDON, GREATER LONDON, HA5 2QD | £390,000 | 24/09/2021 | Terraced |

**Street average:** £563,500 (2 sales)
**Area average:** £504,364 (11 sales)

## Price vs local average

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

- **Local average:** £609,591 (11 Terraced, HA5, 2024–2026)
- **Deviation:** +6.6%

## 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 North West London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £2,094/mo

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £194,125
- **Target investor price (1%):** £155,300

*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:** £4,924/m²

## Capital growth trend

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

- **5y growth:** 4.7%
- **10y growth:** 11.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.9%
- **5y growth (index):** 12.1%
- **10y growth (index):** 22.6%

## 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

132 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£678,000 Jun 2025

Price per m²

£4,924/m²

Local average

£609,591 (+6.6%)

Deprivation

Decile 5 (15,809 of 33,755)

Street crime

115 incidents within 1 mile (Apr 2026)

Key features

Family Home
Five Bedrooms
Two Bathrooms
Modern Condition
Quiet Cul-De-Sac Location
Private Rear Garden
Large Driveway With Off Street Parking
No Upper Chain
Walking Distance To Metropolitan Line
Catchment Area For Excellent Schools

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Eastcote

Robert Cooper & Co

Reference: 151688789

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 23/08/2024

Current heating cost: £1,707/year

Potential heating cost: £1,132/year

Est. upgrade cost to C: £18,585

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 (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£85)
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

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

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

FENSA Certificate #6887019

Property Details

Street: 9 Malmesbury Close

Town: PINNER

Postcode: HA5 2NG

Installation Details

Items: 3 windows

Certificate Issued: 12/10/2009

Work Completed: 22/09/2009

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

337% since 2000

Event	Date	Price	% change
Sold	05/06/2025 (1 year ago)	£678,000	+23.3%
Sold	11/07/2014 (11 years ago)	£550,000	+28.4%
Sold	03/05/2012 (14 years ago)	£428,500	+176.5%
Sold	10/10/2000 (25 years ago)	£155,000	—

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
67 FARMLANDS, PINNER, HILLINGDON, GREATER LONDON, HA5 2LN	£650,000	13/01/2026	Terraced
129 WILTSHIRE LANE, PINNER, HILLINGDON, GREATER LONDON, HA5 2NA	£485,000	25/11/2025	Terraced
Same street 29 MALMESBURY CLOSE, PINNER, HILLINGDON, GREATER LONDON, HA5 2NG	£545,000	29/09/2023	Terraced
33 CONISTON GARDENS, PINNER, HILLINGDON, GREATER LONDON, HA5 2JJ	£375,000	08/08/2023	Terraced
Same street 15 MALMESBURY CLOSE, PINNER, HILLINGDON, GREATER LONDON, HA5 2NG	£582,000	01/08/2022	Terraced
25 FARMLANDS, PINNER, HILLINGDON, GREATER LONDON, HA5 2LW	£700,000	01/07/2022	Terraced
9 MAYBANK GARDENS, PINNER, HILLINGDON, GREATER LONDON, HA5 2JW	£580,000	10/06/2022	Terraced
19 WYEVALE CLOSE, PINNER, HILLINGDON, GREATER LONDON, HA5 2QE	£515,000	21/02/2022	Terraced
11 LYNEHAM WALK, PINNER, HILLINGDON, GREATER LONDON, HA5 2NR	£450,000	04/02/2022	Terraced
206 FORE STREET, PINNER, HILLINGDON, GREATER LONDON, HA5 2NE	£570,000	25/10/2021	Terraced
11 LYNEHAM WALK, PINNER, HILLINGDON, GREATER LONDON, HA5 2NR	£398,000	30/09/2021	Terraced
125 WILTSHIRE LANE, PINNER, HILLINGDON, GREATER LONDON, HA5 2NA	£435,000	29/09/2021	Terraced
3 REID CLOSE, PINNER, HILLINGDON, GREATER LONDON, HA5 2QD	£390,000	24/09/2021	Terraced

Street average: £563,500 (2 sales)

Area average: £504,364 (11 sales)

Capital growth trend

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

5y growth 4.7%

10y growth 11.1%

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

1y (index) 0.9%

5y (index) 12.1%

10y (index) 22.6%

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 North West London: £2,094/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HA5 2NG

Nearby

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

Type	Name	Distance
Bus stop	Haydon Drive	0.2 miles
Bus stop	Middleton Drive	0.2 miles
Shop	Budgens	0.5 miles
Shop	Tesco Express	0.5 miles
Train station	Northwood Hills	0.6 miles
Train station	Woody Bay	0.7 miles
Hospital	Watford General Hospital	4.0 miles
University	John Scales Centre for Biomedical Engineering	5.0 miles
University	University of West London	7.1 miles
Hospital	Hounslow Medical Centre	8.6 miles

Street-level crime

Category	Count
Anti-social behaviour	28
Violence and sexual offences	26
Other theft	15
Vehicle crime	10
Burglary	8
Criminal damage and arson	8
Public order	6
Shoplifting	5
Robbery	4
Drugs	3
Other crime	1
Theft from the person	1
Total incidents	115

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
Haydon School	Secondary	0.2 miles	Good — 22 Nov 2022
Coteford Junior School	Primary	0.3 miles	Good — 4 Sep 2015
Coteford Infant School	Primary	0.5 miles	Good — 10 Feb 2012
Harlyn Primary School	Primary	0.6 miles	— (Inspected (no overall grade))
Northwood School	Secondary	0.8 miles	Outstanding — 5 Nov 2018

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.24%

Max investor price (0.8%) £194,125

Target investor price (1%) £155,300

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).