Sold STC Semi-detached

7 FRIAR ROAD

HAYES, GREATER LONDON UB4 9BY

3 beds 1 baths 89 m² Listed 21 Nov 2018 (-2810d)

£450,000

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# 3 bedroom semi-detached house for sale (UB4 9BY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 7 FRIAR ROAD, HAYES, GREATER LONDON UB4 9BY |
| Price | £450,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Last sold | £425,000 Jun 2019 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 29/10/2028
- **Current heating cost:** £738/year
- **Est. upgrade cost to C:** £15,540

### Recommendations
- W1 (£800 - £1,200)
- E (£40)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9860-2810-7202-9178-0441)

## Description

The property includes a 24ft double reception room, downstairs wc, modern fitted kitchen, conservatory, three bedrooms, four piece suite bathroom and has off street parking to the front with the benefit of a large rear garden as well. Separate to the house you also have ample storage in the rear garden with a 34ft long garage and a further brick built utility/ storage area.

The property is in a popular location being so close to the A312/A40 and motorway links connecting you towards Central London, Hayes Town, Greenford, Northolt and also Heathrow. You have a wide variety of transport links with bus stops being within walking distance and the Hayes and Harlington station being a short drive away along with multiple amenities and shopping facilities. Do not miss the opportunity to view this property and register your interest straight away.

## Property Photos

- ![Photo](/listings/photos/77299373/1195462)
- ![Photo](/listings/photos/77299373/1195463)
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- ![Photo](/listings/photos/77299373/1195471)
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## Floorplans

- ![Floorplan 1](/listings/photos/77299373/1195474) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/77299373/1195475) - EPC

## FENSA Certificates

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

### FENSA Certificate #7595554
- **Address:** 7 Friar Road, HAYES, UB4 9BY
- **Certificate Issued:** 23/08/2010
- **Work Completed:** 06/08/2010
- **Items:** 4 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 FRIAR ROAD, HAYES, HILLINGDON, GREATER LONDON, UB4 9BY | £425,000 | 19/06/2019 | 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 |
|---------|-------|------|------|
| 14 MARIAN CLOSE, HAYES, HILLINGDON, GREATER LONDON, UB4 9DA | £780,000 | 17/11/2023 | Semi-detached |
| 26 DOUGLAS CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB4 9BT | £350,000 | 04/09/2023 | Semi-detached |
| 2 WILLOW TREE CLOSE, HAYES, HILLINGDON, GREATER LONDON, UB4 9DB | £305,000 | 31/08/2023 | Semi-detached |
| 33 MARIAN CLOSE, HAYES, HILLINGDON, GREATER LONDON, UB4 9DA | £580,000 | 01/08/2023 | Semi-detached |
| 18 DOUGLAS CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB4 9BT | £370,000 | 29/07/2022 | Semi-detached |
| 21 REPENS WAY, HAYES, HILLINGDON, GREATER LONDON, UB4 9PR | £495,000 | 14/07/2022 | Semi-detached |
| THE BUNGALOWS 2 FRIAR ROAD, HAYES, HILLINGDON, GREATER LONDON, UB4 9BJ | £730,000 | 01/06/2022 | Semi-detached |
| 1 REPENS WAY, HAYES, HILLINGDON, GREATER LONDON, UB4 9PR | £410,000 | 29/04/2022 | Semi-detached |
| 34 PENDULA DRIVE, HAYES, HILLINGDON, GREATER LONDON, UB4 9PF | £405,000 | 31/03/2022 | Semi-detached |
| 11 MARIAN CLOSE, HAYES, HILLINGDON, GREATER LONDON, UB4 9DA | £500,000 | 07/01/2022 | Semi-detached |
| 30 DOUGLAS CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB4 9BT | £460,000 | 05/11/2021 | Semi-detached |
| 39 MARIAN CLOSE, HAYES, HILLINGDON, GREATER LONDON, UB4 9DA | £487,500 | 03/11/2021 | Semi-detached |
| 35 MARIAN CLOSE, HAYES, HILLINGDON, GREATER LONDON, UB4 9DA | £489,000 | 29/09/2021 | Semi-detached |
| 41 FRIAR ROAD, HAYES, HILLINGDON, GREATER LONDON, UB4 9BZ | £535,000 | 22/09/2021 | Semi-detached |

**Area average:** £492,607 (14 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:** £1,405/mo
- **Realistic:** £1,561/mo
- **Optimistic:** £1,717/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, Yeading Lane, UB5 | £2,250/mo | 3 | 0.47 miles | OpenRent |

**Average rent: £2,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £281,250
- **Target investor price (1%):** £225,000

*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 £2,250/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £228/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.1%

*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:** £5,056/m²

## Capital growth trend

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

- **5y growth:** 16.3%
- **10y growth:** 40.8%

## 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)

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Property details

Floor area

89 m²

EPC rating

Last sold

£425,000 Jun 2019

Price per m²

£5,056/m²

Local average

£528,713 (-14.9%)

Deprivation

Decile 3 (8,143 of 33,755)

Street crime

602 incidents within 1 mile (May 2026)

Key features

Three bedroom semi detached house
Downstairs WC
Off street parking
24ft Reception room
34ft Garage
Large rear garden
Further potential to extend subject to planning
No upper chain
Modern throughout
1106 Sq. Ft (102.8 Sq. M)

Additional details

Parking: Yes
Garden: Yes

Description

Hunters estate agents are delighted to offer for sale this three bedroom semi detached home in North Hayes on Friar Road. The property is offered to the market with no further chain and is great for anyone looking for a blank canvas and something which has room to extend / develop.

The property includes a 24ft double reception room, downstairs wc, modern fitted kitchen, conservatory, three bedrooms, four piece suite bathroom and has off street parking to the front with the benefit of a large rear garden as well. Separate to the house you also have ample storage in the rear garden with a 34ft long garage and a further brick built utility/ storage area.

The property is in a popular location being so close to the A312/A40 and motorway links connecting you towards Central London, Hayes Town, Greenford, Northolt and also Heathrow. You have a wide variety of transport links with bus stops being within walking distance and the Hayes and Harlington station being a short drive away along with multiple amenities and shopping facilities. Do not miss the opportunity to view this property and register your interest straight away.

Listed by

Hayes

Hunters Property Group Ltd

Reference: 77299373

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 30/10/2018

Expiry date: 29/10/2028

Current heating cost: £738/year

Potential heating cost: £590/year

Est. upgrade cost to C: £15,540

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

Recommendations

Floor insulation (suspended floor) (£800 - £1,200)
Low energy lighting for all fixed outlets (£40)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC

FENSA Certificates

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

FENSA Certificate #7595554

Property Details

Street: 7 Friar Road

Town: HAYES

Postcode: UB4 9BY

Installation Details

Items: 4 windows and 1 door

Certificate Issued: 23/08/2010

Work Completed: 06/08/2010

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
Sold	19/06/2019 (7 years ago)	£425,000	—

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
14 MARIAN CLOSE, HAYES, HILLINGDON, GREATER LONDON, UB4 9DA	£780,000	17/11/2023	Semi-detached
26 DOUGLAS CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB4 9BT	£350,000	04/09/2023	Semi-detached
2 WILLOW TREE CLOSE, HAYES, HILLINGDON, GREATER LONDON, UB4 9DB	£305,000	31/08/2023	Semi-detached
33 MARIAN CLOSE, HAYES, HILLINGDON, GREATER LONDON, UB4 9DA	£580,000	01/08/2023	Semi-detached
18 DOUGLAS CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB4 9BT	£370,000	29/07/2022	Semi-detached
21 REPENS WAY, HAYES, HILLINGDON, GREATER LONDON, UB4 9PR	£495,000	14/07/2022	Semi-detached
THE BUNGALOWS 2 FRIAR ROAD, HAYES, HILLINGDON, GREATER LONDON, UB4 9BJ	£730,000	01/06/2022	Semi-detached
1 REPENS WAY, HAYES, HILLINGDON, GREATER LONDON, UB4 9PR	£410,000	29/04/2022	Semi-detached
34 PENDULA DRIVE, HAYES, HILLINGDON, GREATER LONDON, UB4 9PF	£405,000	31/03/2022	Semi-detached
11 MARIAN CLOSE, HAYES, HILLINGDON, GREATER LONDON, UB4 9DA	£500,000	07/01/2022	Semi-detached
30 DOUGLAS CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB4 9BT	£460,000	05/11/2021	Semi-detached
39 MARIAN CLOSE, HAYES, HILLINGDON, GREATER LONDON, UB4 9DA	£487,500	03/11/2021	Semi-detached
35 MARIAN CLOSE, HAYES, HILLINGDON, GREATER LONDON, UB4 9DA	£489,000	29/09/2021	Semi-detached
41 FRIAR ROAD, HAYES, HILLINGDON, GREATER LONDON, UB4 9BZ	£535,000	22/09/2021	Semi-detached

Area average: £492,607 (14 sales)

Capital growth trend

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

5y growth 16.3%

10y growth 40.8%

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

1y (index) 1.4%

5y (index) 12.8%

10y (index) 24%

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 Outer West London: £1,471/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View UB4 9BY

Nearby

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

Type	Name	Distance
Bus stop	Homefield Close	0.0 miles
Shop	Trinity Furniture Store	0.3 miles
Shop	Vauxhall	0.3 miles
Train station	Southall	1.6 miles
Train station	Northolt	1.8 miles
University	University of West London	3.7 miles
University	University of West London - Hellenic Institute Of Maritime Studies	3.7 miles
Hospital	Hounslow Medical Centre	4.0 miles
Hospital	Watford General Hospital	8.5 miles

Street-level crime

Category	Count
Violence and sexual offences	190
Anti-social behaviour	138
Shoplifting	86
Vehicle crime	50
Other theft	28
Public order	26
Burglary	24
Drugs	20
Theft from the person	12
Robbery	10
Possession of weapons	6
Bicycle theft	5
Other crime	5
Criminal damage and arson	2
Total incidents	602

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
The Willows School	Other	0.2 miles	— (Inspected (no overall grade))
Brookside Primary School	Primary	0.3 miles	Good — 24 Mar 2019
Yeading Junior School	Primary	0.4 miles	Good — 11 Jul 2023
Barnhill Community High School	Secondary	0.4 miles	Outstanding — 24 Apr 2024
Yeading Infant and Nursery School	Primary	0.4 miles	Outstanding — 29 Apr 2019

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, Yeading Lane, UB5	£2,250/mo	3	0.47 miles	OpenRent

Average rent: £2,250/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.5%

Max investor price (0.8%) £281,250

Target investor price (1%) £225,000

Gross yield 6%

Cost-to-rent ratio 16.7×

Monthly cashflow £228/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.1%

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).