Sold STC Semi-detached

81 SELAN GARDENS

HAYES, GREATER LONDON UB4 0EB

2 beds 1 baths 77 m² Listed 23 Sep 2025 (-302d)

£435,000

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# 2 bedroom semi-detached house for sale (UB4 0EB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 81 SELAN GARDENS, HAYES, GREATER LONDON UB4 0EB |
| Price | £435,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £417,500 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 18/09/2035
- **Current heating cost:** £759/year
- **Est. upgrade cost to C:** £20,550

### Recommendations
- B (£900 - £1,500)
- W2 (£5,000 - £10,000)
- I (£2,200 - £3,500)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8400-7910-0322-6598-3153)

## Description

A great opportunity for First Time Buyers or investors alike, this two double bedroom house situated in a quiet cul-de-sac is being sold chain free.

This house presents an excellent opportunity for those looking to make it their own. Comprising of  a spacious reception room, perfect for relaxation, a fitted kitchen and dining room offers an inviting area for family meals and gatherings.

On the first floor, you will find two bedrooms. The master bedroom features an ensuite bathroom, ensuring privacy and convenience, while a second bathroom serves the additional bedroom.

Outside, the property is complemented by a private rear garden, predominantly laid to lawn. Additionally, a garage offers valuable storage or parking options.

Location

Selan Gardens moments from the junction of Yeading Lane & Willow Tree Lane with it's local shopping facilities. With just a short walking distance to the popular Yeading Infant and Nursery School a bit further on, the Uxbridge Road with variety of  shops, takeaways, restaurants, and small businesses just under a mile away. As is the Lombardy Retail Park with it's Sainsbury's superstore & a selection of well-known High Street brand shops. Local bus services providing access to Uxbridge, Ealing & the surrounding areas along with Hayes Town with it's Hayes & Harlington mainline station with the Elizabeth Line. The A 312 Hayes Bypass providing access to the A40, M25 & the West, Heathrow & the M4 along with the Tescos Yeading superstore, B&Q & B&M are just over half a mile from the property.

## Property Photos

- ![Photo](/listings/photos/167318291/857307)
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## Floorplans

- ![Floorplan 1](/listings/photos/167318291/857320) - Floorplan 1

## EPC Graphs

- ![EE Rating](/listings/photos/167318291/857321) - EE Rating

## FENSA Certificates

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

### FENSA Certificate #8946393
- **Address:** 81 Selan Gardens, HAYES, UB4 0EB
- **Certificate Issued:** 09/07/2012
- **Work Completed:** 07/06/2012
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 81 SELAN GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0EB | £417,500 | 10/03/2026 | Terraced |
| 81 SELAN GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0EB | £217,500 | 01/09/2010 | Terraced |
| 81 SELAN GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0EB | £56,500 | 29/09/1999 | 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 |
|---------|-------|------|------|
| 165 SHAKESPEARE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0BQ | £530,000 | 27/11/2025 | Semi-detached |
| 33 LOTHIAN AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EG | £480,000 | 20/08/2025 | Semi-detached |
| 66 RALEIGH AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EF | £480,000 | 11/07/2025 | Semi-detached |
| 80 SHAKESPEARE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0BW | £270,000 | 26/06/2025 | Semi-detached |
| 45 LOTHIAN AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EG | £482,500 | 12/05/2025 | Semi-detached |
| 76 RALEIGH AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EF | £475,000 | 08/09/2023 | Semi-detached |
| [Same street] 57 SELAN GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0EB | £527,000 | 04/09/2023 | Terraced |
| 15 RALEIGH AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0ED | £520,000 | 10/07/2023 | Semi-detached |
| 21 RALEIGH AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0ED | £580,000 | 16/12/2022 | Semi-detached |
| 19 RALEIGH AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0ED | £560,000 | 16/12/2022 | Semi-detached |
| 77 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EW | £585,000 | 08/12/2022 | Semi-detached |
| 15 YEADING GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0DL | £455,000 | 30/11/2022 | Semi-detached |
| 150 SHAKESPEARE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0BP | £505,000 | 16/09/2022 | Semi-detached |
| 79 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EW | £540,000 | 01/08/2022 | Semi-detached |
| 21 LOTHIAN AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EG | £470,000 | 13/05/2022 | Semi-detached |
| 87 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EW | £520,000 | 05/04/2022 | Semi-detached |
| 4 RALEIGH AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0ED | £400,000 | 30/09/2021 | Semi-detached |
| 124 SHAKESPEARE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0BP | £415,000 | 29/09/2021 | Semi-detached |
| 113 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EP | £475,000 | 10/09/2021 | Semi-detached |
| 37 LOTHIAN AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EG | £450,000 | 01/09/2021 | Semi-detached |
| 2 FINDHORN AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0DG | £312,000 | 06/08/2021 | Semi-detached |

**Street average:** £527,000 (1 sale)
**Area average:** £475,225 (20 sales)

## Price vs local average

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

- **Local average:** £528,713 (34 Semi-detached, UB4, 2024–2026)
- **Deviation:** -17.7%

## 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):** £1,296/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 |
|------|------|------|------|------|
| 2 Bed End Terrace, Shaftesbury Waye, UB4 | £1,575/mo | 2 | 0.12 miles | OpenRent |

**Average rent: £1,575/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £196,875
- **Target investor price (1%):** £157,500

*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 £1,575/mo).*

- **Gross yield:** 4.3%
- **Cost-to-rent:** 23×
- **Monthly cashflow:** £-321/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3%

*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:** £5,649/m²

## Capital growth trend

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

- **5y growth:** 15.4%
- **10y growth:** 43.8%

## 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

Tenure

FREEHOLD

Floor area

77 m²

EPC rating

Last sold

£417,500 Mar 2026

Price per m²

£5,649/m²

Local average

£528,713 (-17.7%)

Deprivation

Decile 4 (13,431 of 33,755)

Street crime

528 incidents within 1 mile (May 2026)

Key features

Two Double Bedrooms
House
Freehold
Garage In Block
Residents Parking
Chain Free
Potential To Extend STPP
Cul-De-Sac Location
Good Schools Nearby
Easy Reach To An Elizabeth Line Station

Additional details

Parking: Garage, Off street
Garden: Yes

Description

A great opportunity for First Time Buyers or investors alike, this two double bedroom house situated in a quiet cul-de-sac is being sold chain free.

This house presents an excellent opportunity for those looking to make it their own. Comprising of a spacious reception room, perfect for relaxation, a fitted kitchen and dining room offers an inviting area for family meals and gatherings.

On the first floor, you will find two bedrooms. The master bedroom features an ensuite bathroom, ensuring privacy and convenience, while a second bathroom serves the additional bedroom.

Outside, the property is complemented by a private rear garden, predominantly laid to lawn. Additionally, a garage offers valuable storage or parking options.

Location
Selan Gardens moments from the junction of Yeading Lane & Willow Tree Lane with it's local shopping facilities. With just a short walking distance to the popular Yeading Infant and Nursery School a bit further on, the Uxbridge Road with variety of shops, takeaways, restaurants, and small businesses just under a mile away. As is the Lombardy Retail Park with it's Sainsbury's superstore & a selection of well-known High Street brand shops. Local bus services providing access to Uxbridge, Ealing & the surrounding areas along with Hayes Town with it's Hayes & Harlington mainline station with the Elizabeth Line. The A 312 Hayes Bypass providing access to the A40, M25 & the West, Heathrow & the M4 along with the Tescos Yeading superstore, B&Q & B&M are just over half a mile from the property.

Listed by

Hayes

Allday & Miller estate agents

Reference: 167318291

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 19/09/2025

Expiry date: 18/09/2035

Current heating cost: £759/year

Potential heating cost: £519/year

Est. upgrade cost to C: £20,550

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

Recommendations

Cavity wall insulation (£900 - £1,500)
Floor insulation (solid floor) (£5,000 - £10,000)
Replace boiler with new condensing boiler (£2,200 - £3,500)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EE Rating

FENSA Certificates

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

FENSA Certificate #8946393

Property Details

Street: 81 Selan Gardens

Town: HAYES

Postcode: UB4 0EB

Installation Details

Items: 1 door

Certificate Issued: 09/07/2012

Work Completed: 07/06/2012

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

639% since 1999

Event	Date	Price	% change
Sold	10/03/2026 (4 months ago)	£417,500	+92%
Sold	01/09/2010 (15 years ago)	£217,500	+285%
Sold	29/09/1999 (26 years ago)	£56,500	—

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
165 SHAKESPEARE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0BQ	£530,000	27/11/2025	Semi-detached
33 LOTHIAN AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EG	£480,000	20/08/2025	Semi-detached
66 RALEIGH AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EF	£480,000	11/07/2025	Semi-detached
80 SHAKESPEARE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0BW	£270,000	26/06/2025	Semi-detached
45 LOTHIAN AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EG	£482,500	12/05/2025	Semi-detached
76 RALEIGH AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EF	£475,000	08/09/2023	Semi-detached
Same street 57 SELAN GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0EB	£527,000	04/09/2023	Terraced
15 RALEIGH AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0ED	£520,000	10/07/2023	Semi-detached
21 RALEIGH AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0ED	£580,000	16/12/2022	Semi-detached
19 RALEIGH AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0ED	£560,000	16/12/2022	Semi-detached
77 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EW	£585,000	08/12/2022	Semi-detached
15 YEADING GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB4 0DL	£455,000	30/11/2022	Semi-detached
150 SHAKESPEARE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0BP	£505,000	16/09/2022	Semi-detached
79 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EW	£540,000	01/08/2022	Semi-detached
21 LOTHIAN AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EG	£470,000	13/05/2022	Semi-detached
87 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EW	£520,000	05/04/2022	Semi-detached
4 RALEIGH AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0ED	£400,000	30/09/2021	Semi-detached
124 SHAKESPEARE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0BP	£415,000	29/09/2021	Semi-detached
113 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EP	£475,000	10/09/2021	Semi-detached
37 LOTHIAN AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EG	£450,000	01/09/2021	Semi-detached
2 FINDHORN AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0DG	£312,000	06/08/2021	Semi-detached

Street average: £527,000 (1 sale)

Area average: £475,225 (20 sales)

Capital growth trend

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

5y growth 15.4%

10y growth 43.8%

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 £1,401/mo

Realistic £1,557/mo

Optimistic £1,713/mo

Based on Local Authority from postcode lookup → Hillingdon.

LHA (30th percentile) floor for Outer West London: £1,296/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View UB4 0EB

Nearby

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

Type	Name	Distance
Bus stop	Shaftesbury Waye	0.1 miles
Shop	Vauxhall	0.3 miles
Shop	Unknown	0.4 miles
Train station	Hayes and Harlington	1.6 miles
Train station	Southall	1.6 miles
Hospital	Hounslow Medical Centre	3.9 miles
University	University of West London	4.1 miles
University	University of West London - Hellenic Institute Of Maritime Studies	4.1 miles
Hospital	Wexham Park Hospital	7.4 miles

Street-level crime

Category	Count
Violence and sexual offences	153
Anti-social behaviour	128
Shoplifting	88
Vehicle crime	43
Other theft	22
Burglary	20
Drugs	19
Public order	17
Theft from the person	15
Robbery	9
Bicycle theft	6
Other crime	4
Possession of weapons	3
Criminal damage and arson	1
Total incidents	528

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
Yeading Junior School	Primary	0.2 miles	Good — 11 Jul 2023
Yeading Infant and Nursery School	Primary	0.2 miles	Outstanding — 29 Apr 2019
Barnhill Community High School	Secondary	0.5 miles	Outstanding — 24 Apr 2024
Belmore Primary Academy	Primary	0.6 miles	Good — 21 Jan 2024
Brookside Primary School	Primary	0.6 miles	Good — 24 Mar 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
2 Bed End Terrace, Shaftesbury Waye, UB4	£1,575/mo	2	0.12 miles	OpenRent

Average rent: £1,575/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.36%

Max investor price (0.8%) £196,875

Target investor price (1%) £157,500

Gross yield 4.3%

Cost-to-rent ratio 23×

Monthly cashflow £-321/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3%

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).