Sold STC Detached

64 MAYCROFT

PINNER, GREATER LONDON HA5 3UB

3 beds 2 baths 128 m² Listed 15 Sep 2025 (-310d)

£895,000

Guide Price

Reduced on 15 Oct 2025

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# 3 bedroom detached bungalow for sale (HA5 3UB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 64 MAYCROFT, PINNER, GREATER LONDON HA5 3UB |
| Price | £895,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | E |
| Last sold | £884,500 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 03/04/2035
- **Current heating cost:** £1,307/year
- **Est. upgrade cost to C:** £12,600

### Recommendations
- A3 (£1,500 - £2,700)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9413-1165-5002-0404-2702)

## Description

The ground floor comprises a large open-plan kitchen / dining / living area with bi-folding doors opening out to the garden. The kitchen itself features sleek, neutral units providing ample storage, with integrated appliances and a breakfast bar. Additionally, there is a separate utility room complete with further storage. Two of the three bedrooms are located on the ground floor, both with fitted wardrobes, along with a three-piece family bathroom. The second floor hosts the principal bedroom, which is of good size, with fitted storage and an en-suite.

Externally, the property boasts an attractive garden that is part lawn and part patio, with a decking area for alfresco dining, and an outbuilding at the rear. The outbuilding is fully equipped with power and lighting, ready to be utilised as a garden office, gym or family room.

Off-street parking is available at the front of the property, via your own driveway.

Maycroft is located close to Northwood Hills High Street, and a variety of shopping facilities, restaurants, coffee houses, and popular supermarkets. For commuters, nearby Northwood Hills Underground Station provides a regular service into London, with local bus routes easily accessible. Alternatively, Pinner, Hatch End and Eastcote are all nearby.

The area is well served by primary and secondary schooling, with Haryln Primary School and Northwood Secondary School both within easy reach.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/166992158/1036241) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/166992158/1036243) - EPC

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #8346156
- **Address:** 64 Maycroft, PINNER, HA5 3UB
- **Certificate Issued:** 23/08/2011
- **Work Completed:** 10/08/2011
- **Items:** 1 window(s)

### FENSA Certificate #12431601
- **Address:** 64 Maycroft, PINNER, HA5 3UB
- **Certificate Issued:** 04/07/2017
- **Work Completed:** 07/06/2017
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 64 MAYCROFT, PINNER, HILLINGDON, GREATER LONDON, HA5 3UB | £884,500 | 16/02/2026 | Detached |
| 64 MAYCROFT, PINNER, HILLINGDON, GREATER LONDON, HA5 3UB | £325,000 | 18/03/2011 | 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 |
|---------|-------|------|------|
| 35 HARLYN DRIVE, PINNER, HILLINGDON, GREATER LONDON, HA5 2DF | £715,000 | 09/01/2026 | Detached |
| 44 WOODFORD CRESCENT, PINNER, HILLINGDON, GREATER LONDON, HA5 3TX | £560,000 | 06/12/2023 | Detached |
| [Same street] 61 MAYCROFT, PINNER, HILLINGDON, GREATER LONDON, HA5 3UB | £590,000 | 14/11/2023 | Detached |
| 41 ABBEY CLOSE, PINNER, HARROW, GREATER LONDON, HA5 2AW | £388,000 | 21/12/2022 | Detached |
| 65 WOODFORD CRESCENT, PINNER, HILLINGDON, GREATER LONDON, HA5 3UA | £630,000 | 26/08/2022 | Detached |
| 1 WYNLIE GARDENS, PINNER, HARROW, GREATER LONDON, HA5 3TN | £995,000 | 12/08/2022 | Detached |
| 13 WOODFORD CRESCENT, PINNER, HILLINGDON, GREATER LONDON, HA5 3TZ | £663,000 | 29/07/2022 | Detached |
| 18 HAZELWOOD DRIVE, PINNER, HILLINGDON, GREATER LONDON, HA5 3TT | £463,000 | 10/05/2022 | Detached |
| 63 RICKMANSWORTH ROAD, PINNER, HARROW, GREATER LONDON, HA5 3TJ | £650,000 | 05/05/2022 | Detached |
| 75 WOODFORD CRESCENT, PINNER, HILLINGDON, GREATER LONDON, HA5 3UA | £570,000 | 20/08/2021 | Detached |
| 41A ABBEY CLOSE, PINNER, HARROW, GREATER LONDON, HA5 2AW | £819,950 | 20/08/2021 | Detached |

**Street average:** £590,000 (1 sale)
**Area average:** £645,395 (10 sales)

## Price vs local average

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

- **Local average:** £1,088,587 (23 Detached, HA5, 2024–2026)
- **Deviation:** -17.8%

## 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 North West London (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,675/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 Semi-Detached House, Eastcote Road, HA4 | £2,780/mo | 3 | 1.19 miles | OpenRent |

**Average rent: £2,780/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £347,500
- **Target investor price (1%):** £278,000

*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 £2,780/mo).*

- **Gross yield:** 3.7%
- **Cost-to-rent:** 26.8×
- **Monthly cashflow:** £-1,048/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.8%

*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:** £6,992/m²

## Capital growth trend

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

- **5y growth:** 8.7%
- **10y growth:** 17%

## House Price Index (HM Land Registry)

*Official index for Hillingdon; Detached series; as of April 2026.*

- **1y growth (index):** 0.1%
- **5y growth (index):** 11.5%
- **10y growth (index):** 19.4%

## 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

Tenure

FREEHOLD

Floor area

128 m²

Council tax band

EPC rating

Last sold

£884,500 Feb 2026

Price per m²

£6,992/m²

Local average

£1,088,587 (-17.8%)

Deprivation

Decile 6 (17,632 of 33,755)

Street crime

139 incidents within 1 mile (May 2026)

Key features

Extended
Large Kitchen / Dining / Living Area
Utility Room
Principal Bedroom with En-Suite
Two Further Double Bedrooms
Family Bathroom
Attractive Rear Garden
Outbuilding
Off-Street Parking
Scope to Further Extend (STPP)

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Parking: Driveway, Off street
Garden: Yes
Listed property: No

Description

A beautifully extended three-bedroom, two-bathroom detached bungalow offering spacious, contemporary living, with the addition of a generous outbuilding providing the ideal space for a garden office, home gym or games room. The property enjoys a peaceful residential setting, with the convenience of Northwood Hills High Street being nearby, as well as the Metropolitan Line Station.

The ground floor comprises a large open-plan kitchen / dining / living area with bi-folding doors opening out to the garden. The kitchen itself features sleek, neutral units providing ample storage, with integrated appliances and a breakfast bar. Additionally, there is a separate utility room complete with further storage. Two of the three bedrooms are located on the ground floor, both with fitted wardrobes, along with a three-piece family bathroom. The second floor hosts the principal bedroom, which is of good size, with fitted storage and an en-suite.

Externally, the property boasts an attractive garden that is part lawn and part patio, with a decking area for alfresco dining, and an outbuilding at the rear. The outbuilding is fully equipped with power and lighting, ready to be utilised as a garden office, gym or family room.

Off-street parking is available at the front of the property, via your own driveway.

Maycroft is located close to Northwood Hills High Street, and a variety of shopping facilities, restaurants, coffee houses, and popular supermarkets. For commuters, nearby Northwood Hills Underground Station provides a regular service into London, with local bus routes easily accessible. Alternatively, Pinner, Hatch End and Eastcote are all nearby.

The area is well served by primary and secondary schooling, with Haryln Primary School and Northwood Secondary School both within easy reach.

Listed by

Pinner

Robsons

Reference: 166992158

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 04/04/2025

Expiry date: 03/04/2035

Current heating cost: £1,307/year

Potential heating cost: £768/year

Est. upgrade cost to C: £12,600

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Room-in-roof insulation (£1,500 - £2,700)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #8346156

Property Details

Street: 64 Maycroft

Town: PINNER

Postcode: HA5 3UB

Installation Details

Items: 1 window

Certificate Issued: 23/08/2011

Work Completed: 10/08/2011

This certificate data was retrieved from FENSA's database

FENSA Certificate #12431601

Property Details

Street: 64 Maycroft

Town: PINNER

Postcode: HA5 3UB

Installation Details

Items: 1 door

Certificate Issued: 04/07/2017

Work Completed: 07/06/2017

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

172% since 2011

Event	Date	Price	% change
Sold	16/02/2026 (5 months ago)	£884,500	+172.2%
Sold	18/03/2011 (15 years ago)	£325,000	—

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
35 HARLYN DRIVE, PINNER, HILLINGDON, GREATER LONDON, HA5 2DF	£715,000	09/01/2026	Detached
44 WOODFORD CRESCENT, PINNER, HILLINGDON, GREATER LONDON, HA5 3TX	£560,000	06/12/2023	Detached
Same street 61 MAYCROFT, PINNER, HILLINGDON, GREATER LONDON, HA5 3UB	£590,000	14/11/2023	Detached
41 ABBEY CLOSE, PINNER, HARROW, GREATER LONDON, HA5 2AW	£388,000	21/12/2022	Detached
65 WOODFORD CRESCENT, PINNER, HILLINGDON, GREATER LONDON, HA5 3UA	£630,000	26/08/2022	Detached
1 WYNLIE GARDENS, PINNER, HARROW, GREATER LONDON, HA5 3TN	£995,000	12/08/2022	Detached
13 WOODFORD CRESCENT, PINNER, HILLINGDON, GREATER LONDON, HA5 3TZ	£663,000	29/07/2022	Detached
18 HAZELWOOD DRIVE, PINNER, HILLINGDON, GREATER LONDON, HA5 3TT	£463,000	10/05/2022	Detached
63 RICKMANSWORTH ROAD, PINNER, HARROW, GREATER LONDON, HA5 3TJ	£650,000	05/05/2022	Detached
75 WOODFORD CRESCENT, PINNER, HILLINGDON, GREATER LONDON, HA5 3UA	£570,000	20/08/2021	Detached
41A ABBEY CLOSE, PINNER, HARROW, GREATER LONDON, HA5 2AW	£819,950	20/08/2021	Detached

Street average: £590,000 (1 sale)

Area average: £645,395 (10 sales)

Capital growth trend

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

5y growth 8.7%

10y growth 17%

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

1y (index) 0.1%

5y (index) 11.5%

10y (index) 19.4%

Rental Range

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

Low £1,401/mo

Realistic £1,557/mo

Optimistic £1,713/mo

Based on Local Authority from postcode lookup → Hillingdon.

LHA (30th percentile) floor for North West London: £1,675/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HA5 3UB

Nearby

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

Type	Name	Distance
Bus stop	Crossway	0.1 miles
Train station	Northwood Hills	0.3 miles
Shop	Tesco Express	0.3 miles
Shop	Blake Heritage	0.3 miles
Train station	Pinner	1.0 miles
Hospital	Watford General Hospital	3.4 miles
University	Middlesex University	6.9 miles
University	Flood Hazard Research Centre	6.9 miles
Hospital	Hounslow Medical Centre	9.0 miles

Street-level crime

Category	Count
Violence and sexual offences	38
Anti-social behaviour	33
Other theft	13
Shoplifting	13
Drugs	11
Burglary	10
Public order	7
Robbery	5
Vehicle crime	4
Other crime	2
Possession of weapons	2
Criminal damage and arson	1
Total incidents	139

Within 1 mile during May 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
Harlyn Primary School	Primary	0.2 miles	— (Inspected (no overall grade))
Northwood School	Secondary	0.3 miles	Outstanding — 5 Nov 2018
UTC Heathrow	Secondary	0.3 miles	Good — 28 Mar 2023
Pinner Wood School	Primary	0.4 miles	Outstanding — 28 Jan 2024
Haydon School	Secondary	0.6 miles	Good — 22 Nov 2022

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 Semi-Detached House, Eastcote Road, HA4	£2,780/mo	3	1.19 miles	OpenRent

Average rent: £2,780/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.31%

Max investor price (0.8%) £347,500

Target investor price (1%) £278,000

Gross yield 3.7%

Cost-to-rent ratio 26.8×

Monthly cashflow £-1,048/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.8%

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).