# 3 bedroom semi-detached house for sale (UB10 9LS)

## Property Details

| Key | Value |
|-----|-------|
| Address | 37 HERCIES ROAD, UXBRIDGE, GREATER LONDON UB10 9LS |
| Price | £344,950 |
| Bedrooms | 3 |
| Last sold | £500,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 13/01/2036
- **Current heating cost:** £1,161/year
- **Est. upgrade cost to C:** £26,800

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0380-2644-2590-2096-8821)

## Description

We are delighted to offer for sale this substantial 3/4 bedroom semi-detached house.  Benefits include fitted kitchen, large reception, conservatory, two shower rooms, large front garden, off street parking and potential to extend (STPP).

**Hallway**

Stairs to first floor, radiator, double glazed window to side,  patio doors to rear.

**Reception 1 - 29'5x11'1 (8.97mx3.38m)**

Double glazed bay window to front, patio doors to conservatory,  two radiators, TV point, feature fireplace, telephone point.

**Conservatory 23'8x9'0 (7.21mx2.74m)**

Window to rear, parquet flooring, door leading to bedroom 4.

**Bedroom 4 - 15'4x8'10 (4.67mx2.69m)**

Spotlights, TV point, telephone point, double glazed window to front.

**En-suite**

Window to side, tiled floor, wall mounted wash hand basin, shower cubicle with power shower, low level w.c.

**Kitchen 16'5x6'9 (5.00mx2.06m)**

Window to rear, base level units, stainless steel twin bowl sink drainer unit, space for fridge freezer, plumbing for washing machine, space for electric cooker, tiled floor, serving hatch to reception.

**1st Floor Landing**

Double glazed window to side, access to loft.

**Bedroom 1 - 16'4x9'1 (4.98mx2.77m) into wardrobe**

Double glazed bay window to front, fitted wardrobe, radiator.

**Bedroom 2 - 13'1x10'0 (3.99mx3.05m)**

Double glazed window to rear, airing cupboard, radiator.

**Bedroom 3 - 7'9x6'1 (2.36mx1.85m)**

Double glazed window to front, radiator.

**Separate W.C.**

Double glazed window to side, low level w.c, radiator.

**Bathroom**

Double glazed window to rear, radiator, shower cubicle, wash hand basin inset to vanity unit, part tiled walls.

**Front Garden**

Laid to hardstanding to provide off street parking, rest laid to lawn with back borders.

**Rear Garden**

Flag stone paving, gated side access, timber shed, flower bed borders.

**DIRECTIONS:**

From our branch on Hercies Road proceed to the left and the property can be found on the left.

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/6611754/1229621)
- ![Photo](/listings/photos/6611754/1229622)
- ![Photo](/listings/photos/6611754/1229623)
- ![Photo](/listings/photos/6611754/1229624)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 37 HERCIES ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 9LS | £500,000 | 27/01/2026 | 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 |
|---------|-------|------|------|
| 47 THE CHASE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8ST | £685,000 | 12/09/2025 | Semi-detached |
| 52 THE CHASE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8ST | £630,000 | 22/11/2023 | Semi-detached |
| 46 THE CHASE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8ST | £660,000 | 13/10/2023 | Semi-detached |
| 9 GRANVILLE ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 9AD | £550,000 | 09/09/2022 | Semi-detached |
| 66 HERCIES ROAD, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 9NB | £595,000 | 26/08/2022 | Semi-detached |
| 57 THE CHASE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8ST | £640,000 | 18/05/2022 | Semi-detached |
| 11 STUART CLOSE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 9NE | £780,000 | 27/08/2021 | Semi-detached |
| 47 SWEETCROFT LANE, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 9LE | £1,180,000 | 18/08/2021 | Semi-detached |

**Area average:** £715,000 (8 sales)

## Price vs local average

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

- **Local average:** £652,733 (30 Semi-detached, UB10, 2024–2026)
- **Deviation:** -47.2%

## 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):** £1,471/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 |
|------|------|------|------|------|
| 3 Bed Maisonette, Oakdene Road, UB10 | £2,300/mo | 3 | 0.91 miles | OpenRent |

**Average rent: £2,300/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.67% (weak for cashflow)
- **Max investor price (0.8%):** £287,500
- **Target investor price (1%):** £230,000

*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 £2,300/mo).*

- **Gross yield:** 8%
- **Cost-to-rent:** 12.5×
- **Monthly cashflow:** £687/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.2%

*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:** £3,165/m²

## Capital growth trend

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

- **5y growth:** 18.3%
- **10y growth:** 38.9%

## 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)