Sold STC House

12 WARREN DRIVE

GREENFORD, GREATER LONDON UB6 9ER

3 beds 1 baths 840 sq ft Listed 21 Aug 2020 (-2159d)

£467,950

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# 3 bedroom house for sale (UB6 9ER)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12 WARREN DRIVE, GREENFORD, GREATER LONDON UB6 9ER |
| Price | £467,950 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 78 m² |
| Last sold | £450,000 Nov 2020 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 23/08/2030
- **Current heating cost:** £736/year
- **Est. upgrade cost to C:** £21,075

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8000-3747-9122-8127-4803)

## Description

KITCHEN / DINING ROOM

16'1" x 15'9"(4.90m X 4.80m)

Double glazed window with rear aspect, galley style kitchen, tiled floor, radiator, power points, door to garden, laminate floor.

RECEPTION ROOM

25'3" x 10'3" (7.70m x 3.12m)

Double glazed buy window with front aspect, radiator, power points, laminate floor.

BEDROOM ONE

13'2" x 10'3" (4.01m x 3.12m)

Double glazed bay window with front aspect, build in wardrobes, radiator, power points, laminate floor.

BEDROOM TWO

11'6" x 10'3" (3.51m x 3.12m)

Double glazed window with rear aspect, build in wardrobes, radiator, power points, laminate floor.

BEDROOM THREE

8' x 5'8" (2.44m x 1.73m)

Double glazed window with front aspect, radiator, power points, laminate floor.

BATHROOM

Double glazed windows with rear aspect, panelled bath with shower attachments, wash hand basin, low level WC, tiled walls & floor.

GARDEN

33'2" x 18' (10.11m x 5.49m)

Paved, shed.

## Property Photos

- ![Photo](/listings/photos/72686349/1233196)
- ![Photo](/listings/photos/72686349/1233197)
- ![Photo](/listings/photos/72686349/1233198)
- ![Photo](/listings/photos/72686349/1233199)
- ![Photo](/listings/photos/72686349/1233200)
- ![Photo](/listings/photos/72686349/1233201)
- ![Photo](/listings/photos/72686349/1233202)
- ![Photo](/listings/photos/72686349/1233203)
- ![Photo](/listings/photos/72686349/1233204)
- ![Photo](/listings/photos/72686349/1233205)

## Floorplans

- ![Floorplan 1](/listings/photos/72686349/1233206) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/72686349/1233207) - EPC 1

## FENSA Certificates

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

### FENSA Certificate #12722104
- **Address:** 12 Warren Drive, GREENFORD, UB6 9ER
- **Certificate Issued:** 25/12/2017
- **Work Completed:** 24/11/2017
- **Items:** 14 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 WARREN DRIVE, GREENFORD, EALING, GREATER LONDON, UB6 9ER | £450,000 | 20/11/2020 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 RUISLIP ROAD, GREENFORD, EALING, GREATER LONDON, UB6 9QD | £4,035,000 | 04/11/2022 | Other |
| 31B THE BROADWAY, GREENFORD, EALING, GREATER LONDON, UB6 9PN | £550,000 | 23/12/2021 | Other |
| [Same street] 11 WARREN DRIVE, GREENFORD, EALING, GREATER LONDON, UB6 9ER | £470,000 | 03/11/2021 | Terraced |

**Street average:** £470,000 (1 sale)
**Area average:** £2,292,500 (2 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £2,631,250 (6 Other, UB6, 2024–2026)
- **Deviation:** -82.2%

## Rental Range

*ONS Price Index of Private Rents (Ealing). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,854/mo
- **Realistic:** £2,060/mo
- **Optimistic:** £2,266/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for North West London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,675/mo

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £257,500
- **Target investor price (1%):** £206,000

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £5,999/m²

## Capital growth trend

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

- **5y growth:** 2900%

## House Price Index (HM Land Registry)

*Official index for Ealing; All dwelling types series; as of April 2026.*

- **1y growth (index):** -4.2%
- **5y growth (index):** 4%
- **10y growth (index):** 9%

## 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

78 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£450,000 Nov 2020

Price per m²

£5,999/m²

Local average

£2,631,250 (-82.2%)

Deprivation

Decile 4 (10,603 of 33,755)

Street crime

426 incidents within 1 mile (May 2026)

Key features

Very close to local shops
Bus stops around the corner
Greenford High School short walk
No onward chain

Additional details

Garden: Yes

Description

Tucked away in a quiet location, close to Stanhope Primary School and Greenford Broadway is a delightful three bed terraced house presented in good decorative order. This property has three bedrooms a lovely through lounge which has been extended, galley style kitchen and a family bathroom. With planning permission there is scope to extend into the roof to create a large bedroom with en-suite shower room. To the rear is a good sized garden. Transport links include great bus services, rail services are also easy to find.

KITCHEN / DINING ROOM
16'1" x 15'9"(4.90m X 4.80m)
Double glazed window with rear aspect, galley style kitchen, tiled floor, radiator, power points, door to garden, laminate floor.

RECEPTION ROOM
25'3" x 10'3" (7.70m x 3.12m)
Double glazed buy window with front aspect, radiator, power points, laminate floor.

BEDROOM ONE
13'2" x 10'3" (4.01m x 3.12m)
Double glazed bay window with front aspect, build in wardrobes, radiator, power points, laminate floor.

BEDROOM TWO
11'6" x 10'3" (3.51m x 3.12m)
Double glazed window with rear aspect, build in wardrobes, radiator, power points, laminate floor.

BEDROOM THREE
8' x 5'8" (2.44m x 1.73m)
Double glazed window with front aspect, radiator, power points, laminate floor.

BATHROOM
Double glazed windows with rear aspect, panelled bath with shower attachments, wash hand basin, low level WC, tiled walls & floor.

GARDEN
33'2" x 18' (10.11m x 5.49m)
Paved, shed.

Listed by

Greenford

Rolfe East

Reference: 72686349

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 24/08/2020

Expiry date: 23/08/2030

Current heating cost: £736/year

Potential heating cost: £516/year

Est. upgrade cost to C: £21,075

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

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Upgrade heating controls (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

FENSA Certificates

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

FENSA Certificate #12722104

Property Details

Street: 12 Warren Drive

Town: GREENFORD

Postcode: UB6 9ER

Installation Details

Items: 14 windows and 1 door

Certificate Issued: 25/12/2017

Work Completed: 24/11/2017

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	20/11/2020 (5 years ago)	£450,000	—

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
1 RUISLIP ROAD, GREENFORD, EALING, GREATER LONDON, UB6 9QD	£4,035,000	04/11/2022	Other
31B THE BROADWAY, GREENFORD, EALING, GREATER LONDON, UB6 9PN	£550,000	23/12/2021	Other
Same street 11 WARREN DRIVE, GREENFORD, EALING, GREATER LONDON, UB6 9ER	£470,000	03/11/2021	Terraced

Street average: £470,000 (1 sale)

Area average: £2,292,500 (2 sales)

Capital growth trend

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

5y growth 2900%

House Price Index (HM Land Registry — official index, not sold-price averages): Ealing. Series: All dwelling types. As of April 2026.

1y (index) -4.2%

5y (index) 4%

10y (index) 9%

Rental Range

Estimated market rent for Ealing. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,854/mo

Realistic £2,060/mo

Optimistic £2,266/mo

Based on Local Authority from postcode lookup → Ealing.

LHA (30th percentile) floor for North West London: £1,675/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View UB6 9ER

Nearby

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

Type	Name	Distance
Shop	Shan's News	0.1 miles
Bus stop	Pembroke Road	0.1 miles
Shop	The Bike Shop	0.1 miles
Train station	South Greenford	1.0 miles
Train station	Greenford	1.1 miles
University	University of West London	2.4 miles
University	University of West London - Hellenic Institute Of Maritime Studies	2.4 miles
Hospital	Hounslow Medical Centre	4.1 miles
Hospital	Phlebotomy / Blood Tests	8.5 miles

Street-level crime

Category	Count
Violence and sexual offences	147
Anti-social behaviour	115
Vehicle crime	38
Other theft	25
Public order	24
Drugs	19
Shoplifting	15
Burglary	14
Robbery	9
Theft from the person	9
Other crime	5
Possession of weapons	3
Bicycle theft	2
Criminal damage and arson	1
Total incidents	426

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
Stanhope Primary School	Primary	0.1 miles	Good — 9 Nov 2023
Our Lady of the Visitation Catholic Primary School	Primary	0.3 miles	Good — 14 Dec 2016
The Cardinal Wiseman Catholic School	Secondary	0.3 miles	Outstanding — 10 Sep 2018
Ravenor Primary School	Primary	0.5 miles	Good — 20 Oct 2012
Coston Primary School	Primary	0.5 miles	Good — 8 Jun 2015

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.44%

Max investor price (0.8%) £257,500

Target investor price (1%) £206,000

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).