# 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

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.

## 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)