# 1 bedroom apartment for sale (UB3 4GE)

## Property Details

| Key | Value |
|-----|-------|
| Address | Farine Avenue, Hayes, UB3 4GE |
| Price | £370,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £370,000 |

## Description

Henry Wiltshire are delighted to present this modern ground-floor one-bedroom apartment, ideally located within the highly sought-after Hayes Village development, UB3.

The property features a bright and spacious open plan reception and contemporary fitted kitchen, perfectly designed for modern living. Large doors lead directly onto a private terrace overlooking the tranquil canal, offering a peaceful outdoor space ideal for relaxing or entertaining. The generous double bedroom is fully carpeted and benefits from a built in wardrobe, while the apartment is completed by a stylish, modern family bathroom.

A standout feature of this property is the inclusion of two allocated parking spaces a rare and highly valuable benefit within the development, making this home ideal for couples, small families, or professionals with multiple vehicles, one of 5 apartments that's completely separated from the rest of the building with secured entrance.

Set within a vibrant waterside community with excellent transport links, green spaces, and local amenities, this apartment offers both convenience and lifestyle appeal.

Early viewing is highly recommended. Contact a member of the Henry Wiltshire team today for further information or to arrange a viewing.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/171446765/500967) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/171446765/500968) - EPC 1

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] FORASTERO HOUSE, 24 FLAT 51 FARINE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4GE | £305,000 | 20/08/2024 | Flat |
| [Same street] FORASTERO HOUSE, 24 FLAT 6 FARINE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4GE | £328,000 | 15/11/2023 | Flat |
| [Same street] FORASTERO HOUSE, 24 FLAT 21 FARINE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4GE | £450,000 | 09/11/2023 | Flat |
| [Same street] FORASTERO HOUSE, 24 FLAT 56 FARINE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4GE | £348,000 | 02/10/2023 | Flat |
| [Same street] FORASTERO HOUSE, 24 FLAT 43 FARINE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4GE | £350,000 | 28/09/2023 | Flat |
| [Same street] FORASTERO HOUSE, 24 FLAT 64 FARINE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4GE | £327,000 | 25/09/2023 | Flat |
| [Same street] FORASTERO HOUSE, 24 FLAT 5 FARINE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4GE | £360,050 | 19/09/2023 | Flat |
| [Same street] FORASTERO HOUSE, 24 FLAT 44 FARINE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4GE | £339,775 | 12/09/2023 | Flat |
| [Same street] FORASTERO HOUSE, 24 FLAT 53 FARINE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4GE | £293,550 | 31/08/2023 | Flat |
| [Same street] FORASTERO HOUSE, 24 FLAT 3 FARINE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4GE | £370,000 | 30/08/2023 | Flat |
| [Same street] FORASTERO HOUSE, 24 FLAT 19 FARINE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4GE | £330,000 | 24/08/2023 | Flat |
| [Same street] FORASTERO HOUSE, 24 FLAT 22 FARINE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4GE | £440,000 | 24/08/2023 | Flat |
| [Same street] FORASTERO HOUSE, 24 FLAT 2 FARINE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4GE | £351,500 | 08/08/2023 | Flat |
| [Same street] FORASTERO HOUSE, 24 FLAT 48 FARINE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4GE | £443,440 | 04/08/2023 | Flat |
| [Same street] FORASTERO HOUSE, 24 FLAT 77 FARINE AVENUE, HAYES, HILLINGDON, GREATER LONDON, UB3 4GE | £532,638 | 04/08/2023 | Flat |
| TRUSCON HOUSE, 14 FLAT 71 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £487,500 | 13/03/2023 | Flat |
| TRUSCON HOUSE, 14 FLAT 57 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £330,000 | 15/08/2022 | Flat |
| TRUSCON HOUSE, 14 FLAT 104 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £453,000 | 12/08/2022 | Flat |
| TRUSCON HOUSE, 14 FLAT 83 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £442,000 | 25/07/2022 | Flat |
| TRUSCON HOUSE, 14 FLAT 69 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £411,840 | 30/06/2022 | Flat |
| TRUSCON HOUSE, 14 FLAT 67 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £420,480 | 30/06/2022 | Flat |
| TRUSCON HOUSE, 14 FLAT 58 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £326,000 | 28/06/2022 | Flat |
| TRUSCON HOUSE, 14 FLAT 72 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £358,000 | 28/06/2022 | Flat |
| TRUSCON HOUSE, 14 FLAT 59 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £438,000 | 24/06/2022 | Flat |
| TRUSCON HOUSE, 14 FLAT 62 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £469,420 | 24/06/2022 | Flat |
| TRUSCON HOUSE, 14 FLAT 63 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £457,000 | 21/06/2022 | Flat |
| TRUSCON HOUSE, 14 FLAT 60 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £299,000 | 21/06/2022 | Flat |
| TRUSCON HOUSE, 14 FLAT 55 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £468,000 | 21/06/2022 | Flat |
| TRUSCON HOUSE, 14 FLAT 56 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £299,000 | 21/06/2022 | Flat |
| TRUSCON HOUSE, 14 FLAT 85 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £351,000 | 20/06/2022 | Flat |
| TRUSCON HOUSE, 14 FLAT 61 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £335,000 | 20/06/2022 | Flat |
| TRUSCON HOUSE, 14 FLAT 54 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £550,000 | 20/06/2022 | Flat |
| TRUSCON HOUSE, 14 FLAT 91 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £455,700 | 17/06/2022 | Flat |
| TRUSCON HOUSE, 14 FLAT 64 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £415,000 | 15/06/2022 | Flat |
| TRUSCON HOUSE, 14 FLAT 66 CARNATION GARDENS, HAYES, HILLINGDON, GREATER LONDON, UB3 4FY | £310,000 | 15/06/2022 | Flat |

**Street average:** £371,264 (15 sales)
**Area average:** £403,797 (20 sales)

## Price vs local average

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

- **Local average:** £313,919 (140 Flat, UB3, 2024–2026)
- **Deviation:** +17.9%

## Rental Range

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

- **Low:** £2,061/mo
- **Realistic:** £2,290/mo
- **Optimistic:** £2,519/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/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 |
|------|------|------|------|------|
| Studio Flat, Station Road, UB3 | £1,375/mo | 1 | 0.26 miles | OpenRent |
| Studio Flat, Trident House, UB3 | £1,425/mo | 1 | 0.26 miles | OpenRent |
| 1 Bed Flat, Gramophone Lane, UB3 | £1,500/mo | 1 | 0.53 miles | OpenRent |
| 1 Bed Flat, Station Road, UB3 | £1,250/mo | 1 | 0.6 miles | OpenRent |
| 1 Bed Flat, Harlington, UB3 | £1,100/mo | 1 | 1.03 miles | OpenRent |

**Average rent: £1,330/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £171,875
- **Target investor price (1%):** £137,500

*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 £1,375/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22.4×
- **Monthly cashflow:** £-245/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.7%

*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:** 2.9%
- **10y growth:** 38.9%

## House Price Index (HM Land Registry)

*Official index for London; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -5.5%
- **5y growth (index):** -6.8%
- **10y growth (index):** -1.9%

## 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)