12a, Botwell Lane, Hayes, UB3 2AA
About 12a
12a is a mid-terrace house in Hayes (UB3 2AA). It has a recorded floor area of 68 m² (around 732 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (December 2018) shows a D (score 65), on the cusp of jumping into the C band. Earlier certificates rated it C (December 2008); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Good; while window efficiency dropped from Good to Average and hot-water efficiency dropped from Very Good to Good. The recommended improvements would push it to C (score 71). At 68 m² this is the 7th smallest of 15 units on EPC record in the building, where floor areas span 21–124 m². The building's EPC ratings span E to C across 15 units on file.
Today's modelled estimate of £272,000 is 50.1% below the 2023 sale of £545,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£745/sq ft) was about 206.9% above the typical sold price in the postcode. Sold September 2023 for £545,000.
Know exactly what you're buying at 12a
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
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water efficiency decreased
More low energy lighting installed
Planning history
12a has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 1 thing worth checking at 12a
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
30-day money-back guarantee
Sales history & valuation
12a valuation sits well clear of the typical sold price in this postcode.
£272,000
Modelled from EPC, postcode comparables.
£545,000
Recorded with HM Land Registry.
Sales timeline
4 September 2023Most recent
£545,000
Median price across the last 5 sales in UB3 2AA: £539,000 (2022–2020).
Everything we know about 12a, 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
12a outperforms the street on price per m² by a wide margin.
Price per m²
£8,015
Street avg £4,380
Floor Area
68 m²
Street avg 64 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.9 t/year
Street avg 3.8 t/year
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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