# 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 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. ## Property Photos - ![Photo](/listings/photos/172298171/385210) - ![Photo](/listings/photos/172298171/385211) - ![Photo](/listings/photos/172298171/385212) - ![Photo](/listings/photos/172298171/385213) - ![Photo](/listings/photos/172298171/385214) - ![Photo](/listings/photos/172298171/385215) - ![Photo](/listings/photos/172298171/385216) - ![Photo](/listings/photos/172298171/385217) - ![Photo](/listings/photos/172298171/385218) - ![Photo](/listings/photos/172298171/385219) - ![Photo](/listings/photos/172298171/385222) - ![Photo](/listings/photos/172298171/385223) - ![Photo](/listings/photos/172298171/385231) - ![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 | | 6 SEATON ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 1NS | £465,000 | 29/11/2022 | Semi-detached | | 27 PINKWELL AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 1NG | £532,000 | 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)