# 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 Terraced House, Elm Close, UB3 | £2,850/mo | 3 | 0.41 miles | OpenRent | **Average rent: £2,850/mo (1 listing)** ## 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:** 15.4% - **10y growth:** 43.8% ## 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)