# 2 bedroom property unpublished (UB4 8RF)

## Property Details

| Key | Value |
|-----|-------|
| Address | , UB4 8RF |
| Bedrooms | 2 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 29 WARWICK CRESCENT, HAYES, HILLINGDON, GREATER LONDON, UB4 8RF | £395,000 | 09/03/2022 | Terraced |

**Area average:** £395,000 (1 sale)

## 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):** £1,296/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 | As seen on |
|------|------|------|------|
| 2 Bed Flat, George Court, UB3 | £2,200/mo | 2 | OpenRent |

**Average rent: £2,200/mo (1 listing)**

## Capital growth trend

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

- **5y growth:** -56.7%
- **10y growth:** 34.5%

## House Price Index (HM Land Registry)

*Official index for Hillingdon; All dwelling types series; as of March 2026.*

- **1y growth (index):** -0.5%
- **5y growth (index):** 8.6%
- **10y growth (index):** 16.4%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)