# 2 bedroom semi-detached house for sale (UB6 9SW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 55 MARNHAM CRESCENT, GREENFORD, GREATER LONDON UB6 9SW |
| Price | £480,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 137 m² |
| Last sold | £450,000 Dec 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 02/06/2036
- **Current heating cost:** £1,101/year
- **Est. upgrade cost to C:** £16,735

### Recommendations
- W1 (£5,000 - £10,000)
- G (£220 - £250)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0380-2927-7360-2806-8611)

## Description

Evans & Company are pleased to present this spacious 2 bedroom Semi Detached House located on the popular Westridge Area. The property boasts 2 double bedrooms, 2 separate reception rooms, large rear garden, Off street parking for 2 car, double glazing and gas central heating

**Covered Entrance** - Pathway to front door

**Entrance Hall** - Stairs to first floor, radiator, storage cupboard, doors to

**Kitchen** - 2.95 x 2.84 (9'8" x 9'3") - Eye and base level storage units, space for fridge freezer, space for electric cooker, single drainer one and a half bowl sink unit with mixer taps, space and plumbing for washing machine, tiled walls, double glazed window and door to rear garden, door to

**Rear Reception** - 3.03 x 2.71 (9'11" x 8'10") - Double glazed window to rear, radiator, power points, radiator

**Front Reception** - 4.12 x 3.52 (13'6" x 11'6") - Double glazed windows, coal effect  electric fire, power points, radiator .

**Stairs To First Floor** - Cupboard housing boiler, doors, to

**Bedroom 1** - 4.10 x 3.53 (13'5" x 11'6") - Double glazed window to front, radiator, Power Point, fitted wardrobes.

**Bedroom 2** - 4.15 x 2.23 (13'7" x 7'3") - Double glazed window to rear, Radiator, Power Point

**Bathroom** - Panel enclosed bath with fixed shower screen, wall mounted electric Triton shower, vanity unit wash handbasin, double glazed window to rear, fully tiled walls, radiator.

**Wc** - Low level WC, radiator, double glazed window to side, half tiled walls.

**Outside** - 

**Front** - Off street parking for two cars, garden with shrub and flower borders side access

**Rear** - Lawned area hardstanding for brick built and timber shed, pathway leading to greenhouse and vegetable garden further lawned area fully enclosed by panel fencing

## Property Photos

- ![IMG_8584.JPG](/listings/photos/146819126/744006) - IMG_8584.JPG
- ![Rear](/listings/photos/146819126/744007) - Rear
- ![Front Reception](/listings/photos/146819126/744008) - Front Reception
- ![Kitchen](/listings/photos/146819126/744009) - Kitchen
- ![Bedroom 1](/listings/photos/146819126/744010) - Bedroom 1
- ![Rear Reception](/listings/photos/146819126/744011) - Rear Reception
- ![Bedroom 2](/listings/photos/146819126/744012) - Bedroom 2
- ![Rear](/listings/photos/146819126/744013) - Rear

## Floorplans

- ![55MarnhamCrescentGreenford-High-2.jpg](/listings/photos/146819126/744014) - 55MarnhamCrescentGreenford-High-2.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/146819126/744015) - EE Rating

## FENSA Certificates

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

### FENSA Certificate #4330359
- **Address:** 55 Marnham Crescent, GREENFORD, UB6 9SW
- **Certificate Issued:** 19/12/2006
- **Work Completed:** 30/11/2006
- **Items:** 10 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 55 MARNHAM CRESCENT, GREENFORD, EALING, GREATER LONDON, UB6 9SW | £450,000 | 02/12/2024 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 57 CROSSMEAD AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9TZ | £637,500 | 07/09/2023 | Semi-detached |
| 43 BARNHAM ROAD, GREENFORD, EALING, GREATER LONDON, UB6 9LR | £635,000 | 24/08/2023 | Semi-detached |
| 66 CHINNOR CRESCENT, GREENFORD, EALING, GREATER LONDON, UB6 9NX | £705,000 | 03/08/2023 | Semi-detached |
| 79 MILLET ROAD, GREENFORD, EALING, GREATER LONDON, UB6 9SH | £306,034 | 22/06/2023 | Semi-detached |
| 7 FERRYMEAD DRIVE, GREENFORD, EALING, GREATER LONDON, UB6 9TS | £535,000 | 21/12/2022 | Semi-detached |
| 39 BARNHAM ROAD, GREENFORD, EALING, GREATER LONDON, UB6 9LR | £625,000 | 04/11/2022 | Semi-detached |
| 55 CROSSMEAD AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9TZ | £550,000 | 29/09/2022 | Semi-detached |
| 26 MARNHAM CRESCENT, GREENFORD, EALING, GREATER LONDON, UB6 9SN | £615,000 | 23/09/2022 | Semi-detached |
| 94 EASTMEAD AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9RG | £585,000 | 12/08/2022 | Semi-detached |
| [Same street] 53 MARNHAM CRESCENT, GREENFORD, EALING, GREATER LONDON, UB6 9SW | £570,000 | 05/08/2022 | Terraced |
| 61 MILLET ROAD, GREENFORD, EALING, GREATER LONDON, UB6 9SQ | £565,000 | 19/07/2022 | Semi-detached |
| 81 FERRYMEAD GARDENS, GREENFORD, EALING, GREATER LONDON, UB6 9NH | £675,000 | 07/07/2022 | Semi-detached |
| 60 BEECHWOOD AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9UD | £441,000 | 26/05/2022 | Semi-detached |
| 91 EASTMEAD AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9RG | £590,000 | 11/05/2022 | Semi-detached |
| 14 PENN CLOSE, GREENFORD, EALING, GREATER LONDON, UB6 9NS | £670,000 | 22/04/2022 | Semi-detached |
| 45 GREENFORD GARDENS, GREENFORD, EALING, GREATER LONDON, UB6 9LZ | £566,000 | 22/02/2022 | Semi-detached |
| 92 EASTMEAD AVENUE, GREENFORD, EALING, GREATER LONDON, UB6 9RG | £500,000 | 22/12/2021 | Semi-detached |
| 1 CHESTERTON CLOSE, GREENFORD, EALING, GREATER LONDON, UB6 9TE | £489,000 | 10/12/2021 | Semi-detached |

**Street average:** £570,000 (1 sale)
**Area average:** £569,973 (17 sales)

## Price vs local average

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

- **Local average:** £581,524 (25 Semi-detached, UB6, 2024–2026)
- **Deviation:** -17.5%

## 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):** £1,346/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 Maisonette, Avon Court, UB6 | £1,900/mo | 2 | 0.44 miles | OpenRent |
| 2 Bed Maisonette, Greenford Road, UB6 | £1,900/mo | 2 | 0.54 miles | OpenRent |

**Average rent: £1,900/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £237,500
- **Target investor price (1%):** £190,000

*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 £1,900/mo).*

- **Gross yield:** 4.8%
- **Cost-to-rent:** 21.1×
- **Monthly cashflow:** £-205/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.8%

*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:** £3,504/m²

## Capital growth trend

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

- **5y growth:** 1%
- **10y growth:** 22.9%

## House Price Index (HM Land Registry)

*Official index for Ealing; Semi-detached series; as of March 2026.*

- **1y growth (index):** 1.9%
- **5y growth (index):** 12.1%
- **10y growth (index):** 19.3%

## 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)