Sold STC Semi-detached

45D

YEADING LANE, HAYES, GREATER LONDON UB4 0EN

3 beds 1 baths 85 m² Listed 15 Jun 2020 (-2226d)

£450,000

Offers in Excess of

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# 3 bedroom semi-detached house for sale (UB4 0EN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 45D, YEADING LANE, HAYES, GREATER LONDON UB4 0EN |
| Price | £450,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Last sold | £450,000 Feb 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 23/11/2026
- **Current heating cost:** £263/year
- **Est. upgrade cost to C:** £6,500

### Recommendations
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8236-7639-4809-6884-2926)

## Description

Ideally located close to shops, schools and transport links, this modern semi-detached house is perfect for the growing family.

The property briefly comprises an entrance hallway, WC and a modern kitchen, enjoying fitted units and useful appliances. Completing the ground floor is the welcoming reception room with access to the garden. To the first floor are two double bedrooms, a single bedroom and a family bathroom. The private garden boasts a lawn, storage and patio, perfect for the summer months. To the front is off-street parking.

This property is within easy reach shops, eateries and bus routes, as well as the M4, M25 and A40. Within the local are popular schools including Yeading Infant, Nursery and Junior Schools, Dr Triplett's CofE Primary School and Barnhill Community High School.

## Property Photos

- ![Picture No. 05](/listings/photos/71165457/1215169) - Picture No. 05
- ![Picture No. 07](/listings/photos/71165457/1215170) - Picture No. 07
- ![Picture No. 06](/listings/photos/71165457/1215171) - Picture No. 06
- ![Picture No. 08](/listings/photos/71165457/1215172) - Picture No. 08
- ![Picture No. 10](/listings/photos/71165457/1215173) - Picture No. 10
- ![Picture No. 02](/listings/photos/71165457/1215174) - Picture No. 02
- ![Picture No. 01](/listings/photos/71165457/1215175) - Picture No. 01
- ![Picture No. 09](/listings/photos/71165457/1215176) - Picture No. 09
- ![Picture No. 04](/listings/photos/71165457/1215177) - Picture No. 04
- ![Picture No. 03](/listings/photos/71165457/1215178) - Picture No. 03

## Floorplans

- ![Floorplan](/listings/photos/71165457/1215179) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/71165457/1215180) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #11586183
- **Address:** 45D Yeading Lane, Hayes, UB4 0EN
- **Certificate Issued:** 25/04/2016
- **Work Completed:** 04/03/2016
- **Items:** 1 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 45D YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EN | £450,000 | 22/02/2021 | Semi-detached |
| 45D YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EN | £445,000 | 06/01/2017 | 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 |
|---------|-------|------|------|
| 33 BEDFORD AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0DP | £560,000 | 18/11/2025 | Semi-detached |
| 85 WIMBORNE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0HH | £640,000 | 02/08/2022 | Semi-detached |
| 87 WIMBORNE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0HH | £640,000 | 04/07/2022 | Semi-detached |
| 34 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EX | £460,000 | 29/06/2022 | Semi-detached |
| 50 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EX | £450,000 | 24/05/2022 | Semi-detached |

**Area average:** £550,000 (5 sales)

## Price vs local average

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

- **Local average:** £528,713 (34 Semi-detached, UB4, 2024–2026)
- **Deviation:** -14.9%

## Rental Range

*ONS Price Index of Private Rents (Hillingdon). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,401/mo
- **Realistic:** £1,557/mo
- **Optimistic:** £1,713/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, Elm Close, UB3 | £2,850/mo | 3 | 0.4 miles | OpenRent |
| 3 Bed Terraced House, Elm Close, UB3 | £2,850/mo | 3 | 0.4 miles | OpenRent |
| 3 Bed Terraced House, Elm Close, UB3 | £2,600/mo | 3 | 0.41 miles | OpenRent |
| 3 Bed Terraced House, Elm Close, UB3 | £2,850/mo | 3 | 0.41 miles | OpenRent |

**Average rent: £2,788/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.63% (weak for cashflow)
- **Max investor price (0.8%):** £356,250
- **Target investor price (1%):** £285,000

*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 £2,850/mo).*

- **Gross yield:** 7.6%
- **Cost-to-rent:** 13.2×
- **Monthly cashflow:** £768/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.1%

*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:** £5,294/m²

## Capital growth trend

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

- **5y growth:** 14.4%
- **10y growth:** 44.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.4%
- **5y growth (index):** 12.8%
- **10y growth (index):** 24%

## 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

85 m²

EPC rating

Last sold

£450,000 Feb 2021

Price per m²

£5,294/m²

Local average

£528,713 (-14.9%)

Deprivation

Decile 3 (9,760 of 33,755)

Street crime

522 incidents within 1 mile (May 2026)

Key features

Semi-detached house
Stylish kitchen
Spacious reception room
Three bedrooms
Private garden
Off-street parking
Walking distance to popular schools
Close to shops and transport links
EPC Rating B
906 sq ft (84.1 SQ M)

Additional details

Parking: Yes
Garden: Yes

Description

Ideally located close to shops, schools and transport links, this modern semi-detached house is perfect for the growing family.

The property briefly comprises an entrance hallway, WC and a modern kitchen, enjoying fitted units and useful appliances. Completing the ground floor is the welcoming reception room with access to the garden. To the first floor are two double bedrooms, a single bedroom and a family bathroom. The private garden boasts a lawn, storage and patio, perfect for the summer months. To the front is off-street parking.

This property is within easy reach shops, eateries and bus routes, as well as the M4, M25 and A40. Within the local are popular schools including Yeading Infant, Nursery and Junior Schools, Dr Triplett's CofE Primary School and Barnhill Community High School.

Listed by

Uxbridge Sales

Leaders and Romans Group

Reference: 71165457

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: A

Inspection date: 24/11/2016

Expiry date: 23/11/2026

Current heating cost: £263/year

Potential heating cost: £263/year

Est. upgrade cost to C: £6,500

Recommendations

Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

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 #11586183

Property Details

Street: 45D Yeading Lane

Town: Hayes

Postcode: UB4 0EN

Installation Details

Items: 1 window and 1 door

Certificate Issued: 25/04/2016

Work Completed: 04/03/2016

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

1% since 2017

Event	Date	Price	% change
Sold	22/02/2021 (5 years ago)	£450,000	+1.1%
Sold	06/01/2017 (9 years ago)	£445,000	—

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
33 BEDFORD AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0DP	£560,000	18/11/2025	Semi-detached
85 WIMBORNE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0HH	£640,000	02/08/2022	Semi-detached
87 WIMBORNE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0HH	£640,000	04/07/2022	Semi-detached
34 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EX	£460,000	29/06/2022	Semi-detached
50 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EX	£450,000	24/05/2022	Semi-detached

Area average: £550,000 (5 sales)

Capital growth trend

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

5y growth 14.4%

10y growth 44.5%

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

1y (index) 1.4%

5y (index) 12.8%

10y (index) 24%

Rental Range

Estimated market rent for Hillingdon. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,401/mo

Realistic £1,557/mo

Optimistic £1,713/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 UB4 0EN

Nearby

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

Type	Name	Distance
Bus stop	Hayes / The Grapes	0.1 miles
Shop	Unknown	0.1 miles
Train station	Hayes and Harlington	1.3 miles
Train station	Southall	1.6 miles
University	Unknown	3.3 miles
Hospital	Hounslow Medical Centre	3.7 miles
Hospital	Watford General Hospital	8.9 miles

Street-level crime

Category	Count
Violence and sexual offences	132
Anti-social behaviour	130
Shoplifting	87
Vehicle crime	45
Other theft	24
Public order	23
Drugs	21
Burglary	17
Theft from the person	17
Robbery	11
Bicycle theft	6
Other crime	4
Possession of weapons	4
Criminal damage and arson	1
Total incidents	522

Within 1 mile during May 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
Yeading Infant and Nursery School	Primary	0.3 miles	Outstanding — 29 Apr 2019
Yeading Junior School	Primary	0.3 miles	Good — 11 Jul 2023
Dr Triplett's CofE Primary School	Primary	0.5 miles	Good — 20 Jul 2016
Minet Junior School	Primary	0.6 miles	Good — 12 Oct 2015
Minet Infant and Nursery School	Primary	0.6 miles	Good — 13 Jan 2014

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, Elm Close, UB3	£2,850/mo	3	0.4 miles	OpenRent
3 Bed Terraced House, Elm Close, UB3	£2,850/mo	3	0.4 miles	OpenRent
3 Bed Terraced House, Elm Close, UB3	£2,600/mo	3	0.41 miles	OpenRent
3 Bed Terraced House, Elm Close, UB3	£2,850/mo	3	0.41 miles	OpenRent

Average rent: £2,788/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.63%

Max investor price (0.8%) £356,250

Target investor price (1%) £285,000

Gross yield 7.6%

Cost-to-rent ratio 13.2×

Monthly cashflow £768/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 7.1%

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).