2a, Botwell Lane, Hayes, UB3 2AA
About 2a
2a is a mid-terrace house in Hayes (UB3 2AA). It has a recorded floor area of 47 m² (around 502 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (June 2009) shows an E (score 54), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 64). The latest certificate is from June 2009, so improvements made since then won't be reflected.
It hasn't traded since October 2001, a hold of 25 years that's notably long for the area. Today's modelled estimate of £260,000 sits 205.9% above the 2001 sale of £85,000. On a £-per-square-foot basis, the last sale (£169/sq ft) was about 40.5% below the postcode norm. At 47 m² it sits well below the postcode median (68 m² across 14 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 79% of similar EPCs).
Know exactly what you're buying at 2a
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
2a's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 30 Jun 2019
EPC Rating
Planning history
2a has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 1 thing worth checking at 2a
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
2a's estimated value is more than triple its earliest registered sale price (2001).
£260,000
Modelled from EPC, postcode comparables.
£85,000
Recorded with HM Land Registry.
Sales timeline
31 October 2001Most recent
£85,000
Median price across the last 5 sales in UB3 2AA: £545,000 (2023–2020).
Everything we know about 2a, 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
On price per m², 2a runs well behind the street norm.
Price per m²
£1,821
Street avg £4,943
Floor Area
47 m²
Street avg 65 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
4.8 t/year
Street avg 3.6 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