# 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

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.

## Property Photos

- ![Photo](/listings/photos/77299373/1195462)
- ![Photo](/listings/photos/77299373/1195463)
- ![Photo](/listings/photos/77299373/1195464)
- ![Photo](/listings/photos/77299373/1195465)
- ![Photo](/listings/photos/77299373/1195466)
- ![Photo](/listings/photos/77299373/1195467)
- ![Photo](/listings/photos/77299373/1195468)
- ![Photo](/listings/photos/77299373/1195469)
- ![Photo](/listings/photos/77299373/1195470)
- ![Photo](/listings/photos/77299373/1195471)
- ![Photo](/listings/photos/77299373/1195472)
- ![Photo](/listings/photos/77299373/1195473)

## 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:** 16.4%
- **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)