Sold STC Bungalow

26 LEES ROAD

UXBRIDGE, GREATER LONDON UB8 3AT

2 beds 1 baths 1,916 sq ft Listed 15 Jun 2020 (-2189d)

£465,000

Guide Price

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# 2 bedroom bungalow for sale (UB8 3AT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 26 LEES ROAD, UXBRIDGE, GREATER LONDON UB8 3AT |
| Price | £465,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 2007-2011 |
| Floor area | 178 m² |
| Last sold | £432,500 Aug 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 08/01/2035
- **Current heating cost:** £782/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- 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/0110-3045-9209-0315-8204)

## Description

Offering huge potential to extend subject to the usual planning consents, this two double bedroom detached bungalow requires a total cosmetic update to unlock its full potential.

The accommodation briefly comprises of a reception room with a bay window, a kitchen with access to the rear, two double bedrooms with one enjoying a single door leading to the conservatory and one family bathroom. Externally, there is off street parking for multiple cars. To the rear aspect is a large sun kissed garden ideal for dining and entertaining during the warm summer months.

Lees Road is situated off the main Uxbridge Road, within easy reach of local shops, schools, Hillingdon Hospital, Brunel University and bus links into Uxbridge Town Centre. The town centre boasts multiple shopping facilities, restaurants, bars and the Metropolitan/Piccadilly Line Station.

## Property Photos

- ![Picture No. 01](/listings/photos/71163672/314715) - Picture No. 01
- ![Picture No. 02](/listings/photos/71163672/314716) - Picture No. 02
- ![Picture No. 03](/listings/photos/71163672/314717) - Picture No. 03
- ![Picture No. 04](/listings/photos/71163672/314718) - Picture No. 04
- ![Picture No. 05](/listings/photos/71163672/314719) - Picture No. 05
- ![Picture No. 06](/listings/photos/71163672/314720) - Picture No. 06
- ![Picture No. 07](/listings/photos/71163672/314721) - Picture No. 07
- ![Picture No. 09](/listings/photos/71163672/314722) - Picture No. 09
- ![Picture No. 10](/listings/photos/71163672/314723) - Picture No. 10
- ![Picture No. 08](/listings/photos/71163672/314724) - Picture No. 08

## Floorplans

- ![Picture No. 11](/listings/photos/71163672/314725) - Picture No. 11

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/71163672/314726) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 26 LEES ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3AT | £432,500 | 12/08/2020 | 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 |
|---------|-------|------|------|
| 21 BOURN AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3AR | £452,000 | 18/03/2025 | Detached |
| 129 HARLINGTON ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3JA | £433,407 | 27/03/2023 | Detached |
| 33 BOURN AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3AR | £590,000 | 10/02/2023 | Detached |
| 18 NICHOLLS AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3JL | £625,000 | 24/11/2022 | Detached |
| 27 NICHOLLS AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3JL | £675,000 | 23/11/2022 | Detached |
| 16 LEES ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3AS | £825,000 | 10/11/2022 | Detached |
| 7 BOURN AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3AR | £595,000 | 14/10/2022 | Detached |
| 6 NICHOLLS AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3JL | £635,000 | 05/08/2022 | Detached |
| 47 BOURN AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3AR | £465,000 | 18/02/2022 | Detached |
| 48 BOURN AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3AR | £500,000 | 18/02/2022 | Detached |
| 137 HARLINGTON ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3JA | £670,000 | 25/01/2022 | Detached |
| 22 NICHOLLS AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3JL | £592,000 | 26/08/2021 | Detached |

**Area average:** £588,117 (12 sales)

## Price vs local average

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

- **Local average:** £716,692 (13 Detached, UB8, 2024–2026)
- **Deviation:** -35.1%

## 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):** £1,296/mo

## 1% Rule

- **Rent ratio:** 0.33% (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:** £2,612/m²

## Capital growth trend

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

- **5y growth:** 13.3%
- **10y growth:** 27.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.6%
- **5y growth (index):** 11.9%
- **10y growth (index):** 19.2%

## 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)

Picture No. 01 Picture No. 02 Picture No. 03 Picture No. 04 Picture No. 05 Picture No. 06 Picture No. 07 Picture No. 09 Picture No. 10 Picture No. 08

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Property details

Tenure

FREEHOLD

Floor area

178 m²

EPC rating

Year built

England and Wales: 2007-2011

Last sold

£432,500 Aug 2020

Price per m²

£2,612/m²

Local average

£716,692 (-35.1%)

Deprivation

Decile 5 (14,242 of 33,755)

Street crime

297 incidents within 1 mile (Apr 2026)

Key features

No onward chain
Offering huge potential to extend subject to the usual planning consents
Detached bungalow
Reception room
Two double bedrooms
One family bathroom
Off street parking for multiple cars
A sun kissed rear garden
Walking distance to local shops
EPC rating F

Additional details

Parking: Yes
Garden: Yes

Description

Offering huge potential to extend subject to the usual planning consents, this two double bedroom detached bungalow requires a total cosmetic update to unlock its full potential.

The accommodation briefly comprises of a reception room with a bay window, a kitchen with access to the rear, two double bedrooms with one enjoying a single door leading to the conservatory and one family bathroom. Externally, there is off street parking for multiple cars. To the rear aspect is a large sun kissed garden ideal for dining and entertaining during the warm summer months.

Lees Road is situated off the main Uxbridge Road, within easy reach of local shops, schools, Hillingdon Hospital, Brunel University and bus links into Uxbridge Town Centre. The town centre boasts multiple shopping facilities, restaurants, bars and the Metropolitan/Piccadilly Line Station.

Listed by

Uxbridge Sales

Leaders and Romans Group

Reference: 71163672

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 09/01/2025

Expiry date: 08/01/2035

Current heating cost: £782/year

Potential heating cost: £786/year

Est. upgrade cost to C: £9,500

Recommendations

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

Picture No. 11

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	12/08/2020 (5 years ago)	£432,500	—

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
21 BOURN AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3AR	£452,000	18/03/2025	Detached
129 HARLINGTON ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3JA	£433,407	27/03/2023	Detached
33 BOURN AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3AR	£590,000	10/02/2023	Detached
18 NICHOLLS AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3JL	£625,000	24/11/2022	Detached
27 NICHOLLS AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3JL	£675,000	23/11/2022	Detached
16 LEES ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3AS	£825,000	10/11/2022	Detached
7 BOURN AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3AR	£595,000	14/10/2022	Detached
6 NICHOLLS AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3JL	£635,000	05/08/2022	Detached
47 BOURN AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3AR	£465,000	18/02/2022	Detached
48 BOURN AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3AR	£500,000	18/02/2022	Detached
137 HARLINGTON ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3JA	£670,000	25/01/2022	Detached
22 NICHOLLS AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 3JL	£592,000	26/08/2021	Detached

Area average: £588,117 (12 sales)

Capital growth trend

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

5y growth 13.3%

10y growth 27.4%

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

1y (index) 0.6%

5y (index) 11.9%

10y (index) 19.2%

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: £1,296/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View UB8 3AT

Nearby

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

Type	Name	Distance
Bus stop	Widmore Road	0.1 miles
Bus stop	Aldenham Drive	0.1 miles
Shop	Hillingdon Vehicle Specialists	0.1 miles
Shop	New Choice Carpets	0.1 miles
Hospital	Hillingdon Hospital	0.6 miles
University	Faraday Complex	0.9 miles
University	Clifton Halls	1.0 miles
Train station	West Drayton	1.6 miles
Train station	Uxbridge	1.7 miles
Hospital	The Broadway Health Centre	3.3 miles

Street-level crime

Category	Count
Violence and sexual offences	99
Anti-social behaviour	63
Drugs	25
Vehicle crime	20
Public order	18
Criminal damage and arson	15
Burglary	13
Other theft	12
Other crime	8
Shoplifting	8
Theft from the person	8
Robbery	4
Possession of weapons	3
Bicycle theft	1
Total incidents	297

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
Hillingdon Primary School	Primary	0.2 miles	Outstanding — 30 Apr 2024
Hillingdon Manor School	Other	0.3 miles	Good — 8 May 2022
Hewens College	Secondary	0.4 miles	Requires improvement — 28 Mar 2023
Hewens Primary School	Primary	0.4 miles	Good — 3 Jul 2015
De Salis Studio College	Secondary	0.4 miles	Good — 18 Jun 2019

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.33%

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).