10b, Botwell Lane, Hayes, UB3 2AA
About 10b
10b is a detached house in Hayes (UB3 2AA). It has a recorded floor area of 21 m² (around 226 sq ft), construction records dating it to 1930-1949 and council tax band B. At 21 m² this is the smallest unit on EPC record across the building (21–124 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (October 2022) shows a C (score 69), just inside the C band. The rating has held steady at C across 6 certificates since February 2009. Between certificates, wall efficiency went from Very Poor to Poor and lighting went from Good to Very Good.
Untraded for 25 years, with the last transfer in October 2001. At 21 m² it sits well below the postcode median (68 m² across 14 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £174,000 sits 167.7% above the 2001 sale of £65,000. On a £-per-square-foot basis, the last sale (£288/sq ft) was about 18.5% above the typical sold price in the postcode.
Know exactly what you're buying at 10b
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
10b ranks among the most efficient homes in the postcode for energy use.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls changed
Window efficiency improved
Low energy lighting percentage decreased
Heating controls upgraded for better temperature management
Wall insulation improved
More low energy lighting installed
Low energy lighting percentage decreased
More low energy lighting installed
Planning history
10b has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 1 thing worth checking at 10b
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
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Sales history & valuation
£174,000
Modelled from EPC, postcode comparables.
£65,000
Recorded with HM Land Registry.
Sales timeline
3 October 2001Most recent
£65,000
Median price across the last 5 sales in UB3 2AA: £545,000 (2023–2020).
Everything we know about 10b, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
Versus other Botwell Lane homes
Floor Area for 10b lags the street by a wide margin.
Price per m²
£3,095
Street avg £4,827
Floor Area
21 m²
Street avg 67 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
1.3 t/year
Street avg 3.9 t/year
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
8/mo
Rising year-on-year across the wider district.
Nearest stop
0.0 km
Botwell Green — bus stop.
Closest school
0.1 km
Botwell House Catholic Primary School. 35 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
52.9dB
Night-time· 23:00 – 07:00
42.2dB