# 1 bedroom apartment for sale (UB8 2TZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 41A, ROCKINGHAM ROAD, UXBRIDGE, GREATER LONDON UB8 2TZ |
| Price | £260,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £250,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 30/01/2032
- **Current heating cost:** £250/year
- **Est. upgrade cost to C:** £225

### Recommendations
- A (£100 - £350)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0190-2049-3090-2172-4291)

## Description

Charming first-floor flat offering one bedroom, one reception room, and one bathroom, complemented by the rare advantage of an additional versatile room—an ideal space for a home office, creative studio, or nursery. This sought-after feature sets the property apart, providing valuable flexibility for modern living, whether you work from home, need extra storage, or simply want a quiet retreat.

Situated in a highly desirable location, the maisonette enjoys residents' parking and convenient access to local amenities and transport links. Bright and well-presented throughout, the property offers a comfortable layout suited to first-time buyers, downsizers, or investors alike.

Whether you're looking to step onto the property ladder or expand your portfolio, this home presents a fantastic opportunity. Don’t miss out, book your viewing today and explore the full potential of this delightful home.

## Property Photos

- ![Front Shot](/listings/photos/163451270/783162) - Front Shot
- ![Living Room](/listings/photos/163451270/783163) - Living Room
- ![Kitchen](/listings/photos/163451270/783164) - Kitchen
- ![Bathroom](/listings/photos/163451270/783165) - Bathroom
- ![Bedroom](/listings/photos/163451270/783166) - Bedroom
- ![Office Room](/listings/photos/163451270/783167) - Office Room
- ![Living Room](/listings/photos/163451270/783168) - Living Room
- ![Bedroom 1](/listings/photos/163451270/783169) - Bedroom 1

## Floorplans

- ![Floorplan](/listings/photos/163451270/783170) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/163451270/783171) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 41A ROCKINGHAM ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2TZ | £250,000 | 06/03/2026 | 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 |
|---------|-------|------|------|
| [Same street] 18 ROCKINGHAM ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2TZ | £560,000 | 28/11/2025 | Semi-detached |
| DANESHILL HOUSE, 1 FLAT 49 WATERLOO ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2FD | £460,000 | 18/08/2023 | Flat |
| 16 WATERLOO ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2QX | £250,000 | 25/11/2022 | Flat |
| DANESHILL HOUSE, 1 FLAT 37 WATERLOO ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2FD | £280,000 | 24/10/2022 | Flat |
| [Same street] 45 ROCKINGHAM ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2TZ | £270,000 | 23/09/2022 | Flat |
| DOLPHIN BRIDGE HOUSE FLAT 23 ROCKINGHAM ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2FE | £271,000 | 27/07/2022 | Flat |
| 3 CROSS ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2UQ | £250,000 | 08/07/2022 | Flat |
| WILLIAM COURT, 1A FLAT 5 HOWS ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2AA | £255,000 | 20/05/2022 | Flat |
| [Same street] 16 ROCKINGHAM ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2TZ | £451,000 | 25/03/2022 | Terraced |
| DOLPHIN BRIDGE HOUSE FLAT 24 ROCKINGHAM ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2FE | £272,257 | 18/02/2022 | Flat |
| DOLPHIN BRIDGE HOUSE FLAT 37 ROCKINGHAM ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2FE | £272,257 | 18/02/2022 | Flat |
| 29 COBDEN CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2YH | £320,000 | 13/12/2021 | Flat |
| 15 WATERLOO ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2QX | £215,000 | 08/12/2021 | Flat |
| 38 BARNSFIELD PLACE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2UN | £285,000 | 30/09/2021 | Flat |
| 11 CROSS ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2UQ | £231,000 | 30/09/2021 | Flat |
| 41 BARNSFIELD PLACE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2UN | £277,000 | 24/09/2021 | Flat |
| WESTCOMBE HOUSE, 38 FLAT 24 WINDSOR STREET, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1SB | £280,000 | 24/09/2021 | Flat |
| 25 CROSS ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 2UQ | £243,000 | 01/09/2021 | Flat |
| WESTCOMBE HOUSE, 38 FLAT 12 WINDSOR STREET, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1SB | £275,000 | 23/08/2021 | Flat |
| WESTCOMBE HOUSE, 38 FLAT 37 WINDSOR STREET, UXBRIDGE, HILLINGDON, GREATER LONDON, UB8 1SB | £280,000 | 19/08/2021 | Flat |

**Street average:** £427,000 (3 sales)
**Area average:** £277,442 (17 sales)

## Price vs local average

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

- **Local average:** £259,800 (20 Flat, UB8, 2024–2026)
- **Deviation:** +0.1%

## 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):** £997/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 |
|------|------|------|------|------|
| Studio Flat, Walford Road, UB8 | £1,300/mo | 1 | 0.42 miles | OpenRent |

**Average rent: £1,300/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £121/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.9%

*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:** £5,098/m²

## Capital growth trend

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

- **5y growth:** -10.9%
- **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)