# 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) - ![Photo](/listings/photos/167318291/857308) - ![Photo](/listings/photos/167318291/857309) - ![Photo](/listings/photos/167318291/857310) - ![Photo](/listings/photos/167318291/857311) - ![Photo](/listings/photos/167318291/857312) - ![Photo](/listings/photos/167318291/857313) - ![Photo](/listings/photos/167318291/857314) - ![Photo](/listings/photos/167318291/857315) - ![Photo](/listings/photos/167318291/857316) - ![Photo](/listings/photos/167318291/857317) - ![Photo](/listings/photos/167318291/857318) - ![Photo](/listings/photos/167318291/857319) ## 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)