# 2 bedroom property unpublished (UB7 8PA)

## Property Details

| Key | Value |
|-----|-------|
| Address | , UB7 8PA |
| Bedrooms | 2 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 26 YEW AVENUE, YIEWSLEY, WEST DRAYTON, HILLINGDON, GREATER LONDON, UB7 8PA | £450,000 | 27/06/2023 | Semi-detached |

**Area average:** £450,000 (1 sale)

## 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

## 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 | As seen on |
|------|------|------|------|
| 2 Bed Flat, High St, UB7 | £1,600/mo | 2 | OpenRent |
| 2 Bed Flat, Yiewsley, UB7 | £1,850/mo | 2 | OpenRent |
| 2 Bed Flat, Croxley Court, UB7 | £1,980/mo | 2 | OpenRent |
| 2 Bed Flat, Wraysbury Drive, UB7 | £2,700/mo | 2 | OpenRent |
| 2 Bed Maisonette, Falling Lane, UB7 | £2,900/mo | 2 | OpenRent |

**Average rent: £2,206/mo (5 listings)**

## Capital growth trend

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

- **5y growth:** 9.9%
- **10y growth:** 14%

## House Price Index (HM Land Registry)

*Official index for Hillingdon; All dwelling types series; as of March 2026.*

- **1y growth (index):** -0.5%
- **5y growth (index):** 8.6%
- **10y growth (index):** 16.4%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)