For sale Semi-detached

22 WENTWORTH CRESCENT

HAYES, HAYES, GREATER LONDON UB3 1NL

4 beds 2 baths 818 sq ft Listed 17 Feb 2026 (-189d)

£550,000

Reduced on 10 Aug 2026 · Was £570,000

Save

# 4 bedroom semi-detached house for sale (UB3 1NL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 22 WENTWORTH CRESCENT, HAYES, HAYES, GREATER LONDON UB3 1NL |
| Price | £550,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | D |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 76 m² |
| Last sold | £219,000 Jul 2004 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 11/02/2036
- **Current heating cost:** £988/year
- **Est. upgrade cost to C:** £27,035

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- G (£220 - £250)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0300-2352-6520-2196-8981)

## Description

This family home offers spacious and versatile accommodation arranged over two floors.

The ground floor comprises a welcoming reception room, a separate family room ideal for relaxing or entertaining, and a kitchen/dining room.

To the first floor, the property enjoys three bedrooms all served by a family bathroom.

Externally, the property offers an impressive 85-ft private rear garden — ideal for entertaining, family use, or outdoor relaxation — along with a shared driveway leading to the garage. A separate rear annexe provides excellent flexibility and includes a fourth bedroom with its own shower room, making it perfect for guests, extended family, or home working. To the front, a further driveway provides convenient off-street parking.

Location

Wentworth Crescent is ideally positioned in a well-established and popular part of Hayes, offering excellent access to a wide range of local amenities and transport links, with Hayes & Harlington Station close by providing fast connections into Central London via the Elizabeth Line. For the motorists benefit from convenient road links including the M4 motorway and easy access to Heathrow Airport. Everyday shopping needs are well catered for in Hayes Town and along Station Road, offering a variety of supermarkets, independent shops, cafés and restaurants, and families are drawn to the area for its selection of well-regarded schools such as Pinkwell Primary School and The Harlington School.

## Property Photos

- ![Photo](/listings/photos/172298171/385210)
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- ![Photo](/listings/photos/172298171/385239)

## Floorplans

- ![Floorplan 1](/listings/photos/172298171/385241) - Floorplan 1

## EPC Graphs

- ![EE Rating](/listings/photos/172298171/385243) - EE Rating

## FENSA Certificates

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

### FENSA Certificate #5477562
- **Address:** 22 Wentworth Crescent, HAYES, UB3 1NL
- **Certificate Issued:** 04/03/2008
- **Work Completed:** 14/02/2008
- **Items:** 1 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 22 WENTWORTH CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB3 1NL | £219,000 | 29/07/2004 | 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 |
|---------|-------|------|------|
| 23 SEATON ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 1NT | £510,000 | 15/09/2025 | Semi-detached |
| 45 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NQ | £515,000 | 27/12/2023 | Semi-detached |
| [Same street] 17 WENTWORTH CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB3 1NL | £550,000 | 04/12/2023 | Semi-detached |
| 48 WENTWORTH CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB3 1NN | £680,000 | 28/09/2023 | Semi-detached |
| 46 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NQ | £415,000 | 31/07/2023 | Semi-detached |
| 51 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NQ | £535,000 | 21/07/2023 | Semi-detached |
| 54 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NQ | £420,000 | 11/07/2023 | Semi-detached |
| 57 DAWLEY ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 1LU | £550,000 | 10/05/2023 | Semi-detached |
| 5 ROSS CLOSE, HAYES, HILLINGDON, GREATER LONDON, UB3 1TS | £482,000 | 24/03/2023 | Semi-detached |
| 15 WAVERLEY CLOSE, HAYES, HILLINGDON, GREATER LONDON, UB3 4AJ | £480,000 | 22/02/2023 | Semi-detached |
| 133 WENTWORTH CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB3 1NP | £495,000 | 20/02/2023 | Semi-detached |
| 58 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NH | £420,000 | 21/12/2022 | Semi-detached |
| 157 WENTWORTH CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB3 1NR | £550,000 | 16/12/2022 | Semi-detached |
| 8 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NG | £420,000 | 09/12/2022 | Semi-detached |
| 13 RUTLAND ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4AG | £452,000 | 08/12/2022 | Semi-detached |
| 27 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NG | £532,000 | 29/11/2022 | Semi-detached |
| 6 SEATON ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 1NS | £465,000 | 29/11/2022 | Semi-detached |
| 33 WALTHAM AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1TA | £520,000 | 29/11/2022 | Semi-detached |
| 1B PINKWELL LANE, HAYES, HILLINGDON, GREATER LONDON, UB3 1PD | £755,000 | 17/11/2022 | Semi-detached |
| [Same street] 7 WENTWORTH CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB3 1NL | £485,000 | 17/10/2022 | Semi-detached |
| 48 MILDRED AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1TW | £490,000 | 03/10/2022 | Semi-detached |
| 5 COLBROOK AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1TG | £610,000 | 02/09/2022 | Semi-detached |
| [Same street] 15 WENTWORTH CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB3 1NL | £450,000 | 30/03/2022 | Semi-detached |

**Street average:** £495,000 (3 sales)
**Area average:** £514,800 (20 sales)

## Price vs local average

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

- **Local average:** £527,570 (28 Semi-detached, UB3, 2024–2026)
- **Deviation:** +4.3%

## Rental Range

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

- **Low:** £1,405/mo
- **Realistic:** £1,561/mo
- **Optimistic:** £1,717/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South West Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,995/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 |
|------|------|------|------|------|
| 4 Bed End Terrace, Brickfield Lane, UB3 | £2,500/mo | 4 | 0.68 miles | OpenRent |

**Average rent: £2,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £312,500
- **Target investor price (1%):** £250,000

*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 £2,500/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.3×
- **Monthly cashflow:** £59/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.4%

*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:** £7,237/m²

## Capital growth trend

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

- **5y growth:** 16.8%
- **10y growth:** 27.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.2%
- **5y growth (index):** 12.6%
- **10y growth (index):** 23.5%

## 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

76 m²

Council tax band

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£219,000 Jul 2004

Price per m²

£7,237/m²

Local average

£527,570 (+4.3%)

Deprivation

Decile 4 (12,652 of 33,755)

Street crime

390 incidents within 1 mile (Jun 2026)

Key features

Three / Four Bedrooms
Annexe To The Rear Of The Property
Freehold
Semi-Detached House
Large Rear Garden
Driveway + Garage
Chain Free Sale
Extended Kitchen / Diner
Good Schools Nearby
Easy Reach To An Elizabeth Line Station

Additional details

Parking: Off street
Garden: Yes

Description

CHAIN FREE SALE - A three/ four bedroom semi-detached home on a popular road, with a separate rear garden annexe and located just moments from an Elizabeth Line station. Huge scope for potential as an investment property.

This family home offers spacious and versatile accommodation arranged over two floors.

The ground floor comprises a welcoming reception room, a separate family room ideal for relaxing or entertaining, and a kitchen/dining room.

To the first floor, the property enjoys three bedrooms all served by a family bathroom.

Externally, the property offers an impressive 85-ft private rear garden — ideal for entertaining, family use, or outdoor relaxation — along with a shared driveway leading to the garage. A separate rear annexe provides excellent flexibility and includes a fourth bedroom with its own shower room, making it perfect for guests, extended family, or home working. To the front, a further driveway provides convenient off-street parking.

Location
Wentworth Crescent is ideally positioned in a well-established and popular part of Hayes, offering excellent access to a wide range of local amenities and transport links, with Hayes & Harlington Station close by providing fast connections into Central London via the Elizabeth Line. For the motorists benefit from convenient road links including the M4 motorway and easy access to Heathrow Airport. Everyday shopping needs are well catered for in Hayes Town and along Station Road, offering a variety of supermarkets, independent shops, cafés and restaurants, and families are drawn to the area for its selection of well-regarded schools such as Pinkwell Primary School and The Harlington School.

Listed by

Hayes

Allday & Miller estate agents

Reference: 172298171

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 12/02/2026

Expiry date: 11/02/2036

Current heating cost: £988/year

Potential heating cost: £603/year

Est. upgrade cost to C: £27,035

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£900 - £1,200)
50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
Upgrade heating controls (£220 - £250)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~375 m² (0.09 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan 1

EPC Graphs

EE Rating

FENSA Certificates

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

FENSA Certificate #5477562

Property Details

Street: 22 Wentworth Crescent

Town: HAYES

Postcode: UB3 1NL

Installation Details

Items: 1 window and 1 door

Certificate Issued: 04/03/2008

Work Completed: 14/02/2008

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

Event	Date	Price	% change
Listed for sale	—	£550,000	+151.1%
Sold	29/07/2004 (22 years ago)	£219,000	—

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
23 SEATON ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 1NT	£510,000	15/09/2025	Semi-detached
45 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NQ	£515,000	27/12/2023	Semi-detached
Same street 17 WENTWORTH CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB3 1NL	£550,000	04/12/2023	Semi-detached
48 WENTWORTH CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB3 1NN	£680,000	28/09/2023	Semi-detached
46 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NQ	£415,000	31/07/2023	Semi-detached
51 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NQ	£535,000	21/07/2023	Semi-detached
54 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NQ	£420,000	11/07/2023	Semi-detached
57 DAWLEY ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 1LU	£550,000	10/05/2023	Semi-detached
5 ROSS CLOSE, HAYES, HILLINGDON, GREATER LONDON, UB3 1TS	£482,000	24/03/2023	Semi-detached
15 WAVERLEY CLOSE, HAYES, HILLINGDON, GREATER LONDON, UB3 4AJ	£480,000	22/02/2023	Semi-detached
133 WENTWORTH CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB3 1NP	£495,000	20/02/2023	Semi-detached
58 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NH	£420,000	21/12/2022	Semi-detached
157 WENTWORTH CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB3 1NR	£550,000	16/12/2022	Semi-detached
8 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NG	£420,000	09/12/2022	Semi-detached
13 RUTLAND ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4AG	£452,000	08/12/2022	Semi-detached
27 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NG	£532,000	29/11/2022	Semi-detached
6 SEATON ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 1NS	£465,000	29/11/2022	Semi-detached
33 WALTHAM AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1TA	£520,000	29/11/2022	Semi-detached
1B PINKWELL LANE, HAYES, HILLINGDON, GREATER LONDON, UB3 1PD	£755,000	17/11/2022	Semi-detached
Same street 7 WENTWORTH CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB3 1NL	£485,000	17/10/2022	Semi-detached
48 MILDRED AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1TW	£490,000	03/10/2022	Semi-detached
5 COLBROOK AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1TG	£610,000	02/09/2022	Semi-detached
Same street 15 WENTWORTH CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB3 1NL	£450,000	30/03/2022	Semi-detached

Street average: £495,000 (3 sales)

Area average: £514,800 (20 sales)

Capital growth trend

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

5y growth 16.8%

10y growth 27.7%

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

1y (index) 1.2%

5y (index) 12.6%

10y (index) 23.5%

Rental Range

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

Low £1,405/mo

Realistic £1,561/mo

Optimistic £1,717/mo

Based on Local Authority from postcode lookup → Hillingdon.

LHA (30th percentile) floor for South West Herts: £1,995/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View UB3 1NL

Nearby

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

Type	Name	Distance
Bus stop	Ross Close	0.1 miles
Bus stop	Elers Road	0.1 miles
Shop	Dawns	0.4 miles
Shop	Your Local	0.4 miles
Train station	Hayes and Harlington	0.7 miles
Train station	West Drayton	1.8 miles
Hospital	Hounslow Medical Centre	3.2 miles
University	University of West London	5.4 miles
University	University of West London - Hellenic Institute Of Maritime Studies	5.4 miles
Hospital	Watford General Hospital	10.4 miles

Street-level crime

Category	Count
Violence and sexual offences	113
Anti-social behaviour	94
Shoplifting	37
Vehicle crime	33
Public order	22
Burglary	20
Other theft	18
Theft from the person	15
Robbery	14
Drugs	9
Other crime	6
Possession of weapons	5
Bicycle theft	4
Total incidents	390

Within 1 mile during Jun 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
Harlington School	Secondary	0.2 miles	— (Inspected (no overall grade))
Pinkwell Primary School	Primary	0.3 miles	Good — 20 Jun 2022
Global Academy	Secondary	0.4 miles	Good — 10 Jun 2019
Cranford Park Academy	Primary	0.7 miles	Good — 12 Jul 2013
William Byrd Primary Academy	Primary	0.7 miles	Good — 21 Nov 2023

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
4 Bed End Terrace, Brickfield Lane, UB3	£2,500/mo	4	0.68 miles	OpenRent

Average rent: £2,500/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.45%

Max investor price (0.8%) £312,500

Target investor price (1%) £250,000

Gross yield 5.5%

Cost-to-rent ratio 18.3×

Monthly cashflow £59/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.4%

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).