Sold STC Maisonette

20 LABURNUM ROAD

HAYES, GREATER LONDON UB3 4JX

2 beds 581 sq ft Listed 11 Mar 2013 (-4892d)

£189,950

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# 2 bedroom maisonette for sale (UB3 4JX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 20 LABURNUM ROAD, HAYES, GREATER LONDON UB3 4JX |
| Price | £189,950 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 54 m² |
| Last sold | £187,000 Nov 2013 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 13/04/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £441/year
- **Est. upgrade cost to C:** £10,000

### Recommendations
- Q (£4,000  -  £14,000)
- W (£800  -  £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0709-2874-7748-9297-9135)

## Description

**Entrance Hallway**

Double glazed frosted door, radiator, power points, laminate floor, space for fridge freezer and doors to

**Reception Room 13'7" x 10'4" (4.14m x 3.15m)**

Double glazed window to front, radiator, laminate floor and power points

**Kitchen 9' x 8'3" (2.74m x 2.51m)**

Range of wall and base units with tiled splashbacks incorporating stainless steel sink with mixer taps and drainer and built in oven with hob and extractor fan. Space for slim line dishwasher, space for washing machine, radiator, power points, tiled floor, double glazed frosted window to side and double glazed door to side

**Bedroom One 10' to wardrobes x 8'8"**

(3.05m x 2.64m) Double glazed window tor rear, radiator, power points, laminate floor and fitted wardrobes

**Bedroom Two 9'1" x 10'8" to wardrobes**

(2.77m x 3.25m) Double glazed window to rear, radiator, power point, laminate floor and fitted wardrobes

**Bathroom**

Double glazed frosted window to rear, radiator, low level WC, pedestal hand wash basin with mixer taps, panel enclosed bath with wall fitted shower, built in cupboard, tiled splashbacks and tiled floor

**Rear Garden**

Paved path with lawn area, gate, water tap, understairs storage and storage shed

**Front Garden**

Lawn area

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/40903016/1551866)
- ![Photo](/listings/photos/40903016/1551867)
- ![Photo](/listings/photos/40903016/1551869)
- ![Photo](/listings/photos/40903016/1551870)
- ![Photo](/listings/photos/40903016/1551871)
- ![Photo](/listings/photos/40903016/1551872)
- ![Photo](/listings/photos/40903016/1551873)

## FENSA Certificates

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

### FENSA Certificate #5893161
- **Address:** 20 Laburnum Road, HAYES, UB3 4JX
- **Certificate Issued:** 12/08/2008
- **Work Completed:** 02/06/2008
- **Items:** 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 20 LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX | £187,000 | 21/11/2013 | Flat |

## 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] 21 LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX | £320,000 | 10/11/2023 | Flat |
| 42A CRANFORD DRIVE, HAYES, HILLINGDON, GREATER LONDON, UB3 4LA | £290,000 | 25/10/2023 | Flat |
| [Same street] 1 LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX | £610,000 | 03/04/2023 | Semi-detached |
| [Same street] 4 LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX | £40,000 | 10/02/2023 | Other |
| [Same street] 23A LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX | £305,000 | 21/10/2022 | Flat |

**Street average:** £318,750 (4 sales)
**Area average:** £290,000 (1 sale)

## Price vs local average

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

- **Local average:** £312,927 (141 Flat, UB3, 2024–2026)
- **Deviation:** -39.3%

## Rental Range

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

- **Low:** £1,405/mo
- **Realistic:** £1,561/mo
- **Optimistic:** £1,717/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,247/mo

## 1% Rule

- **Rent ratio:** 0.82% (okay)
- **Max investor price (0.8%):** £195,125
- **Target investor price (1%):** £156,100

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £3,518/m²

## Capital growth trend

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

- **5y growth:** -8.6%
- **10y growth:** 35%

## House Price Index (HM Land Registry)

*Official index for Hillingdon; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -3.8%
- **5y growth (index):** -1.5%
- **10y growth (index):** 4.1%

## 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

Floor area

54 m²

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£187,000 Nov 2013

Price per m²

£3,518/m²

Local average

£312,927 (-39.3%)

Deprivation

Decile 3 (8,452 of 33,755)

Street crime

445 incidents within 1 mile (May 2026)

Key features

MAISONETTE
TWO BEDROOMS
GROUND FLOOR
FRONT AND REAR GARDENS
COMBI BOILER
CALL NOW TO VIEW

Additional details

Garden: Yes

Description

Entrance Hallway
Double glazed frosted door, radiator, power points, laminate floor, space for fridge freezer and doors to

Reception Room 13'7" x 10'4" (4.14m x 3.15m)
Double glazed window to front, radiator, laminate floor and power points

Kitchen 9' x 8'3" (2.74m x 2.51m)
Range of wall and base units with tiled splashbacks incorporating stainless steel sink with mixer taps and drainer and built in oven with hob and extractor fan. Space for slim line dishwasher, space for washing machine, radiator, power points, tiled floor, double glazed frosted window to side and double glazed door to side

Bedroom One 10' to wardrobes x 8'8"
(3.05m x 2.64m) Double glazed window tor rear, radiator, power points, laminate floor and fitted wardrobes

Bedroom Two 9'1" x 10'8" to wardrobes
(2.77m x 3.25m) Double glazed window to rear, radiator, power point, laminate floor and fitted wardrobes

Bathroom
Double glazed frosted window to rear, radiator, low level WC, pedestal hand wash basin with mixer taps, panel enclosed bath with wall fitted shower, built in cupboard, tiled splashbacks and tiled floor

Rear Garden
Paved path with lawn area, gate, water tap, understairs storage and storage shed

Front Garden
Lawn area

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: 40903016

EPC Rating & Upgrade Cost

This certificate expired on 13/04/2023. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: C

Inspection date: 14/04/2013

Expiry date: 13/04/2023 (expired)

Current heating cost: £441/year

Potential heating cost: £262/year

Est. upgrade cost to C: £10,000

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (£800 - £1,200)

View full EPC on gov.uk

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 #5893161

Property Details

Street: 20 Laburnum Road

Town: HAYES

Postcode: UB3 4JX

Installation Details

Items: 2 doors

Certificate Issued: 12/08/2008

Work Completed: 02/06/2008

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	21/11/2013 (12 years ago)	£187,000	—

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
Same street 21 LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX	£320,000	10/11/2023	Flat
42A CRANFORD DRIVE, HAYES, HILLINGDON, GREATER LONDON, UB3 4LA	£290,000	25/10/2023	Flat
Same street 1 LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX	£610,000	03/04/2023	Semi-detached
Same street 4 LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX	£40,000	10/02/2023	Other
Same street 23A LABURNUM ROAD, HAYES, HILLINGDON, GREATER LONDON, UB3 4JX	£305,000	21/10/2022	Flat

Street average: £318,750 (4 sales)

Area average: £290,000 (1 sale)

Capital growth trend

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

5y growth -8.6%

10y growth 35%

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

1y (index) -3.8%

5y (index) -1.5%

10y (index) 4.1%

Rental Range

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

Low £1,405/mo

Realistic £1,561/mo

Optimistic £1,717/mo

Based on Local Authority from postcode lookup → Hillingdon.

LHA (30th percentile) floor for South West Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View UB3 4JX

Nearby

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

Type	Name	Distance
Bus stop	Hail & Ride Cranford Drive	0.1 miles
Bus stop	Hail & Ride Monmouth Road	0.1 miles
Shop	Drinks Direct	0.2 miles
Shop	Tesco Express	0.2 miles
Train station	Hayes and Harlington	0.4 miles
Train station	Southall	1.9 miles
Hospital	Hounslow Medical Centre	2.6 miles
University	University of West London	4.8 miles
University	University of West London - Hellenic Institute Of Maritime Studies	4.8 miles
Hospital	Phlebotomy / Blood Tests	8.2 miles

Street-level crime

Category	Count
Violence and sexual offences	126
Anti-social behaviour	110
Shoplifting	48
Vehicle crime	37
Other theft	27
Public order	23
Theft from the person	18
Robbery	17
Burglary	12
Drugs	11
Bicycle theft	8
Other crime	6
Criminal damage and arson	1
Possession of weapons	1
Total incidents	445

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
Cranford Park Academy	Primary	0.1 miles	Good — 12 Jul 2013
Global Academy	Secondary	0.6 miles	Good — 10 Jun 2019
Botwell House Catholic Primary School	Primary	0.7 miles	Good — 5 Nov 2014
Harlington School	Secondary	0.8 miles	— (Inspected (no overall grade))
Cranford Community College	Secondary	0.9 miles	Good — 8 May 2022

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.82%

Max investor price (0.8%) £195,125

Target investor price (1%) £156,100

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).