For sale Flat

28A

NURSERY WAYE, UXBRIDGE, GREATER LONDON UB8 2BL

2 beds 1 baths 775 sq ft Listed 24 Jun 2026 (-28d)

£325,000

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Front Shot

Front Shot Living Room Balcony Bathroom Bedroom 1 Bedroom 2 Garden Kitchen Living Room Bedroom 1 Kitchen Parking Bedroom 2 Garden

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Property details

Tenure

LEASEHOLD (83 years remaining on lease)

Floor area

72 m²

Council tax band

C

EPC rating

C

Year built

England and Wales: 1967-1975

Last sold

£280,000 Nov 2022

Price per m²

£4,514/m²

Local average

£259,800 (+25.1%)

Street crime

456 incidents within 1 mile (May 2026)

Key features

  • Two Bedroom
  • Duplex Apartment
  • Convenient Transport Links
  • Close to Local Amenities
  • Private Balcony
  • Ideal First-Time Buyer
  • Investment Opportunity
  • Lease : 84 Years Remaining

Description

Introducing this 2-bedroom apartment nestled in a prime location. Boasting a spacious reception room, a modern bathroom, and a sleek kitchen, this property offers both comfort and style. The apartment features a private balcony, perfect for enjoying your morning coffee or unwinding in the evening.

The property benefits from ample natural light, enhancing the bright and airy feel throughout. With convenient access to local amenities, shops, and transport links, this apartment is ideal for those seeking a convenient urban lifestyle. Whether you are a first-time buyer, downsizer, or investor, this property presents a fantastic opportunity.

Don't miss out on the chance to make this your new home. Contact us today to arrange a viewing and secure this wonderful property.

Listed by

Uxbridge

Leaders and Romans Group

Reference: 90065415

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 10/06/2022

Expiry date: 09/06/2032

Current heating cost: £430/year

Potential heating cost: £296/year

Est. upgrade cost to C: £1,225

Recommendations

  • Increase loft insulation to 270 mm (£100 - £350)
  • Cavity wall insulation (£500 - £1,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

EPC Graphs

EPC Rating Graph

EPC Rating Graph

FENSA Certificates

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

FENSA Certificate #11566351

Property Details

Street: 28a Nursery Waye

Town: UXBRIDGE

Postcode: UB8 2BL

Installation Details

Items: 1 window

Certificate Issued: 11/04/2016

Work Completed: 21/12/2015

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

522% since 1995

Event Date Price % change
Listed for sale — £325,000 +16.1%
Sold 18/11/2022 (3 years ago) £280,000 +522.2%
Sold 29/09/1995 (30 years ago) £45,000 —

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
DEFIANT HOUSE, 1 FLAT 30 KELLETT STREET, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0TX £365,000 07/11/2025 Flat
LOCKHEED HOUSE, 110 19 CHURCHILL ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0WL £206,250 10/11/2023 Flat
HANDLEY HOUSE, 13 FLAT 16 HORNCHURCH ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0YN £505,000 02/10/2023 Flat
LOCKHEED HOUSE, 110 6 CHURCHILL ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0WL £110,250 20/07/2023 Flat
GLOSTER HOUSE, 25 FLAT 16 WILLOUGHBY AVENUE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0FY £384,000 10/11/2022 Flat
PERCIVAL HOUSE, 3 FLAT 14 KELLETT STREET, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0YB £350,000 09/11/2022 Flat
HANDLEY HOUSE, 13 FLAT 3 HORNCHURCH ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0YN £465,000 28/10/2022 Flat
GLADIATOR HOUSE, 1 FLAT 8 TANGMERE CRESCENT, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0GN £396,000 30/09/2022 Flat
SUNDERLAND HOUSE, 102 FLAT 9 CHURCHILL ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0YQ £467,000 29/07/2022 Flat
Same street 32 NURSERY WAYE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2BL £315,000 11/05/2022 Semi-detached
PERCIVAL HOUSE, 3 FLAT 29 KELLETT STREET, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0YB £345,000 16/03/2022 Flat
SUNDERLAND HOUSE, 102 FLAT 5 CHURCHILL ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0YQ £547,950 03/12/2021 Flat
100 CHURCHILL ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0YQ £230,000 30/11/2021 Flat
SUNDERLAND HOUSE, 102 FLAT 4 CHURCHILL ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0YQ £490,950 30/11/2021 Flat
DAKOTA HOUSE, 17 FLAT 5 HORNCHURCH ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0YP £475,950 12/11/2021 Flat
SUNDERLAND HOUSE, 102 FLAT 14 CHURCHILL ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0YQ £525,000 12/11/2021 Flat
PERCIVAL HOUSE, 3 FLAT 3 KELLETT STREET, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0YB £159,057 11/11/2021 Flat
SUNDERLAND HOUSE, 102 FLAT 6 CHURCHILL ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0YQ £375,995 01/10/2021 Flat
SUNDERLAND HOUSE, 102 FLAT 15 CHURCHILL ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0YQ £475,950 30/09/2021 Flat
SUNDERLAND HOUSE, 102 FLAT 2 CHURCHILL ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0YQ £361,950 28/09/2021 Flat
SUNDERLAND HOUSE, 102 FLAT 16 CHURCHILL ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 0YQ £497,950 24/09/2021 Flat

Street average: £315,000 (1 sale)

Area average: £386,713 (20 sales)

Capital growth trend

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

5y growth -10.3%
10y growth -4%

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

1y (index) -3.8%
5y (index) -1.5%
10y (index) 4.1%

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: £1,296/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View UB8 2BL

Nearby

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

Type Name Distance
Bus stop St Andrew's Church 0.1 miles
Shop TK Maxx 0.3 miles
Shop New Look 0.3 miles
Train station Uxbridge 0.4 miles
Train station Hillingdon 1.3 miles
Hospital Hounslow Medical Centre 6.5 miles
University University of West London 7.3 miles
University University of West London - Hellenic Institute Of Maritime Studies 7.3 miles
Hospital Watford General Hospital 8.0 miles

Street-level crime

Category Count
Anti-social behaviour 136
Violence and sexual offences 126
Shoplifting 48
Public order 31
Vehicle crime 25
Other theft 23
Burglary 16
Drugs 16
Robbery 11
Theft from the person 10
Bicycle theft 6
Other crime 5
Criminal damage and arson 2
Possession of weapons 1
Total incidents 456

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
St Andrew's C of E Primary School Primary 0.1 miles Requires improvement — 1 Feb 2023
John Locke Academy Primary 0.1 miles Outstanding — 26 Jun 2017
Uxbridge High School Secondary 0.3 miles — (Inspected (no overall grade))
Whitehall Junior School Primary 0.4 miles Good — 16 Jul 2023
Whitehall Infant School Primary 0.4 miles Good — 20 Apr 2015

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
2 Bed Maisonette, Whitehall Road, UB8 £1,600/mo 2 0.3 miles OpenRent
2 Bed Flat, Park Road, UB8 £2,150/mo 2 0.52 miles OpenRent

Average rent: £1,875/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.58%
Max investor price (0.8%) £234,375
Target investor price (1%) £187,500
Gross yield 6.9%
Cost-to-rent ratio 14.4×
Monthly cashflow £383/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 4.9%
  • 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).