# 2 bedroom apartment for sale (UB8 2BL) ## Property Details | Key | Value | |-----|-------| | Address | 28A, NURSERY WAYE, UXBRIDGE, GREATER LONDON UB8 2BL | | Price | £325,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | C | | Construction age | England and Wales: 1967-1975 | | Floor area | 72 m² | | Last sold | £280,000 Nov 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 09/06/2032 - **Current heating cost:** £430/year - **Est. upgrade cost to C:** £1,225 ### Recommendations - A (£100 - £350) - B (£500 - £1,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1332-2726-6000-0250-8292) ## 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. ## Property Photos - ![Front Shot](/listings/photos/90065415/1107004) - Front Shot - ![Living Room](/listings/photos/90065415/1107005) - Living Room - ![Balcony](/listings/photos/90065415/1107006) - Balcony - ![Bathroom](/listings/photos/90065415/1107007) - Bathroom - ![Bedroom 1](/listings/photos/90065415/1107008) - Bedroom 1 - ![Bedroom 2](/listings/photos/90065415/1107009) - Bedroom 2 - ![Garden](/listings/photos/90065415/1107010) - Garden - ![Kitchen](/listings/photos/90065415/1107011) - Kitchen - ![Living Room](/listings/photos/90065415/1107012) - Living Room - ![Bedroom 1](/listings/photos/90065415/1107013) - Bedroom 1 - ![Kitchen](/listings/photos/90065415/1107014) - Kitchen - ![Parking](/listings/photos/90065415/1107015) - Parking - ![Bedroom 2](/listings/photos/90065415/1107016) - Bedroom 2 - ![Garden](/listings/photos/90065415/1107017) - Garden ## Floorplans - ![Floorplan](/listings/photos/90065415/1107018) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/90065415/1107019) - EPC Rating Graph ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #11566351 - **Address:** 28a Nursery Waye, UXBRIDGE, UB8 2BL - **Certificate Issued:** 11/04/2016 - **Work Completed:** 21/12/2015 - **Items:** 1 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 28A NURSERY WAYE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2BL | £280,000 | 18/11/2022 | Flat | | 28A NURSERY WAYE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2BL | £45,000 | 29/09/1995 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | 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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £259,800 (20 Flat, UB8, 2024–2026) - **Deviation:** +25.1% ## 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):** £1,296/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 | |------|------|------|------|------| | 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)** ## 1% Rule - **Rent ratio:** 0.58% (weak for cashflow) - **Max investor price (0.8%):** £234,375 - **Target investor price (1%):** £187,500 *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 £1,875/mo).* - **Gross yield:** 6.9% - **Cost-to-rent:** 14.4× - **Monthly cashflow:** £383/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 4.9% *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:** £4,514/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -10.3% - **10y growth:** -4% ## House Price Index (HM Land Registry) *Official index for Hillingdon; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -3.8% - **5y growth (index):** -1.5% - **10y growth (index):** 4.1% ## 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)