16a, Botwell Lane, Hayes, UB3 2AA
About 16a
16a is a mid-terrace house in Hayes (UB3 2AA). It has a recorded floor area of 70 m² (around 753 sq ft), construction records dating it to 1900-1929 and council tax band C. At 70 m² this is the 10th 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, with this unit at the top. On EPC score it ranks first in the building (76 versus a worst of 51). The latest certificate (August 2023) shows a C (score 76), near the top of the C band. When first surveyed in January 2012 the rating was E, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Very Good.
Today's modelled estimate of £308,000 is 38.4% below the 2020 sale of £500,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£664/sq ft) was about 173.5% above the typical sold price in the postcode. On energy efficiency it sits in the top 10% of properties in this postcode. Last sale on file: £500,000 in January 2020.
Know exactly what you're buying at 16a
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
16a ranks among the most efficient homes in the postcode for energy use.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Roof insulation improved
Planning history
16a has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 1 thing worth checking at 16a
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
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£308,000
Modelled from EPC, postcode comparables.
£500,000
Recorded with HM Land Registry.
Sales timeline
15 January 2020Most recent
£500,000
Median price across the last 5 sales in UB3 2AA: £545,000 (2023–2020).
Everything we know about 16a, 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
16a outperforms the street on epc rating by a wide margin.
Price per m²
£7,143
Street avg £4,459
Floor Area
70 m²
Street avg 63 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.8 t/year
Street avg 3.9 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