Sold STC Semi-detached

86 WIMBORNE AVENUE

HAYES, HAYES, GREATER LONDON UB4 0HH

4 beds Listed 24 Nov 2006 (-7141d)

£329,950

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# 4 bedroom semi-detached house for sale (UB4 0HH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 86 WIMBORNE AVENUE, HAYES, HAYES, GREATER LONDON UB4 0HH |
| Price | £329,950 |
| Bedrooms | 4 |
| Last sold | £330,000 Dec 2006 |

## Description

**Hallway**

Front aspect door, front aspect window, doors to rooms, radiator, stairs to first floor landing, wood floor and power points.

**Reception One 13'6 x 11'9 (4.10m x 3.50m)**

Front aspect double glazed window, radiator, power points and  feature fireplace.

**Reception Two 17'8 x 12'4 (5.30m x 3.70m)**

Rear aspect double glazed patio door, rear aspect window, door to kitchen, power points, wall mounted gas heater and wooden floor.

**Inner Hall**

Front aspect double glazed frosted door, access to Kitchen, built in cupboard, space for fridge/freezer, tiled floor and power points.

**Kitchen/Diner 12'4 x 18'3 (3.70m x 5.50m)**

Side aspect door, side aspect double glazed window, rear aspect  double glazed window, double bowl sink with mixer taps and double drainer, selection of wall and floor units, fitted extractor  fan, space for cooker, dryer and washing machine, part tiled  walls , tile floor and built in cupboard.

**First Floor Landing**

Doors to rooms, loft access and telephone point.

**Bedroom One 17'7 x 12'11 (5.30m x 3.90m)**

Rear aspect double glazed window, side aspect double glazed window, radiator, built in cupboard, power points and telephone point.

**Bedroom Two 12'5 x 10'1 (3.80m x 3.90m)**

Rear aspect double glazed window, radiator, power points and built in cupboard.

**Bedroom Three 13'11 x 9'0 (4.20m x 2.70m)**

Front aspect double glazed window, radiator, power points and  built in cupboard.

**Bedroom Four 8'7 x 6'11 (2.60m x 2.10m)**

Front aspect double glazed window, radiator and power points.

**Shower Room**

Rear aspect frosted window, radiator, low level w/c, pedestal  wash basin, walk-in shower and tiled walls.

**Bathroom**

Front aspect window, radiator, cabinet wash basin, panel enclosed bath and part tiled walls.

**Rear Garden**

Patio area, lawn area, part flower, tree and shrub borders, pond and water feature, tap, greenhouse, brick built shed, timber shed, garage and off street parking.

**Garage 16'6 x 10'6 (5.30m x 3.60m)**

Rear aspect up and over door, side aspect window and radiator.

haart is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate

## Property Photos

- ![Photo](/listings/photos/6073842/383620)
- ![Photo](/listings/photos/6073842/383622)
- ![Photo](/listings/photos/6073842/383624)
- ![Photo](/listings/photos/6073842/383625)

## FENSA Certificates

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

### FENSA Certificate #9165136
- **Address:** 86 Wimborne Avenue, HAYES, UB4 0HH
- **Certificate Issued:** 07/11/2012
- **Work Completed:** 20/10/2012
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 86 WIMBORNE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0HH | £330,000 | 08/12/2006 | 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 |
|---------|-------|------|------|
| 37 WIMBORNE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0HQ | £530,000 | 30/08/2024 | Semi-detached |
| 8 DORCHESTER WAYE, HAYES, HILLINGDON, GREATER LONDON, UB4 0HU | £530,000 | 11/12/2023 | Semi-detached |
| 85 WIMBORNE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0HH | £640,000 | 02/08/2022 | Semi-detached |
| 87 WIMBORNE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0HH | £640,000 | 04/07/2022 | Semi-detached |
| 34 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EX | £460,000 | 29/06/2022 | Semi-detached |
| 50 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EX | £450,000 | 24/05/2022 | Semi-detached |

**Area average:** £541,667 (6 sales)

## Price vs local average

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

- **Local average:** £528,713 (34 Semi-detached, UB4, 2024–2026)
- **Deviation:** -37.6%

## Rental Range

*ONS Price Index of Private Rents (Hillingdon). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,398/mo
- **Realistic:** £1,553/mo
- **Optimistic:** £1,708/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Outer West London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,795/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 |
|------|------|------|------|------|
| 4 Bed End Terrace, Elm Close, UB3 | £3,250/mo | 4 | 0.48 miles | OpenRent |

**Average rent: £3,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.98% (okay)
- **Max investor price (0.8%):** £406,250
- **Target investor price (1%):** £325,000

*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 £3,250/mo).*

- **Gross yield:** 11.8%
- **Cost-to-rent:** 8.5×
- **Monthly cashflow:** £1,601/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 20.1%

*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).*

## Capital growth trend

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

- **5y growth:** 11%
- **10y growth:** 24.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.7%
- **5y growth (index):** 13.5%
- **10y growth (index):** 24.4%

## 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

Last sold

£330,000 Dec 2006

Local average

£528,713 (-37.6%)

Deprivation

Decile 3 (9,760 of 33,755)

Street crime

538 incidents within 1 mile (Apr 2026)

Description

This extended semi is located in North Hayes. With two reception rooms and kitchen/diner to ground floor. To first floor you will find four bedrooms and shower room and family bathroom. This home further presents extensive gardens, garage and off street parking.

Hallway
Front aspect door, front aspect window, doors to rooms, radiator, stairs to first floor landing, wood floor and power points.

Reception One 13'6 x 11'9 (4.10m x 3.50m)
Front aspect double glazed window, radiator, power points and feature fireplace.

Reception Two 17'8 x 12'4 (5.30m x 3.70m)
Rear aspect double glazed patio door, rear aspect window, door to kitchen, power points, wall mounted gas heater and wooden floor.

Inner Hall
Front aspect double glazed frosted door, access to Kitchen, built in cupboard, space for fridge/freezer, tiled floor and power points.

Kitchen/Diner 12'4 x 18'3 (3.70m x 5.50m)
Side aspect door, side aspect double glazed window, rear aspect double glazed window, double bowl sink with mixer taps and double drainer, selection of wall and floor units, fitted extractor fan, space for cooker, dryer and washing machine, part tiled walls , tile floor and built in cupboard.

First Floor Landing
Doors to rooms, loft access and telephone point.

Bedroom One 17'7 x 12'11 (5.30m x 3.90m)
Rear aspect double glazed window, side aspect double glazed window, radiator, built in cupboard, power points and telephone point.

Bedroom Two 12'5 x 10'1 (3.80m x 3.90m)
Rear aspect double glazed window, radiator, power points and built in cupboard.

Bedroom Three 13'11 x 9'0 (4.20m x 2.70m)
Front aspect double glazed window, radiator, power points and built in cupboard.

Bedroom Four 8'7 x 6'11 (2.60m x 2.10m)
Front aspect double glazed window, radiator and power points.

Shower Room
Rear aspect frosted window, radiator, low level w/c, pedestal wash basin, walk-in shower and tiled walls.

Bathroom
Front aspect window, radiator, cabinet wash basin, panel enclosed bath and part tiled walls.

Rear Garden
Patio area, lawn area, part flower, tree and shrub borders, pond and water feature, tap, greenhouse, brick built shed, timber shed, garage and off street parking.

Garage 16'6 x 10'6 (5.30m x 3.60m)
Rear aspect up and over door, side aspect window and radiator.

haart is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate

Listed by

Hayes (Middx)

Spicerhaart

Reference: 6073842

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

FENSA Certificates

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

FENSA Certificate #9165136

Property Details

Street: 86 Wimborne Avenue

Town: HAYES

Postcode: UB4 0HH

Installation Details

Items: 1 door

Certificate Issued: 07/11/2012

Work Completed: 20/10/2012

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

Event	Date	Price	% change
Sold	08/12/2006 (19 years ago)	£330,000	—

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
37 WIMBORNE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0HQ	£530,000	30/08/2024	Semi-detached
8 DORCHESTER WAYE, HAYES, HILLINGDON, GREATER LONDON, UB4 0HU	£530,000	11/12/2023	Semi-detached
85 WIMBORNE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0HH	£640,000	02/08/2022	Semi-detached
87 WIMBORNE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB4 0HH	£640,000	04/07/2022	Semi-detached
34 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EX	£460,000	29/06/2022	Semi-detached
50 YEADING LANE, HAYES, HILLINGDON, GREATER LONDON, UB4 0EX	£450,000	24/05/2022	Semi-detached

Area average: £541,667 (6 sales)

Capital growth trend

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

5y growth 11%

10y growth 24.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Hillingdon. Series: Semi-detached. As of March 2026.

1y (index) 1.7%

5y (index) 13.5%

10y (index) 24.4%

Rental Range

Estimated market rent for Hillingdon. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,398/mo

Realistic £1,553/mo

Optimistic £1,708/mo

Based on Local Authority from postcode lookup → Hillingdon.

LHA (30th percentile) floor for Outer West London: £1,795/mo (Apr 2025 – Mar 2026)

Location

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

Nearby

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

Type	Name	Distance
Bus stop	Hayes / The Grapes	0.1 miles
Shop	JD Sports	0.2 miles
Shop	Unknown	0.2 miles
Hospital	The Broadway Health Centre	1.2 miles
Train station	Hayes and Harlington	1.3 miles
Train station	Southall	1.5 miles
Hospital	Hillingdon Hospital	2.5 miles
University	Faraday Complex	3.0 miles
University	Clifton Halls	3.0 miles

Street-level crime

Category	Count
Anti-social behaviour	129
Violence and sexual offences	111
Shoplifting	82
Vehicle crime	45
Criminal damage and arson	34
Public order	30
Other theft	25
Drugs	19
Burglary	18
Robbery	18
Theft from the person	18
Bicycle theft	5
Other crime	4
Total incidents	538

Within 1 mile during Apr 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 Infant and Nursery School	Primary	0.3 miles	Outstanding — 29 Apr 2019
Yeading Junior School	Primary	0.3 miles	Good — 11 Jul 2023
Dr Triplett's CofE Primary School	Primary	0.6 miles	Good — 20 Jul 2016
Minet Junior School	Primary	0.6 miles	Good — 12 Oct 2015
Minet Infant and Nursery School	Primary	0.6 miles	Good — 13 Jan 2014

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
4 Bed End Terrace, Elm Close, UB3	£3,250/mo	4	0.48 miles	OpenRent

Average rent: £3,250/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.98%

Max investor price (0.8%) £406,250

Target investor price (1%) £325,000

Gross yield 11.8%

Cost-to-rent ratio 8.5×

Monthly cashflow £1,601/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 20.1%

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).