6a, Botwell Lane, Hayes, UB3 2AA
About 6a
6a is a mid-terrace house in Hayes (UB3 2AA). It has a recorded floor area of 78 m² (around 840 sq ft), construction records dating it to before 1900 and council tax band C. At 78 m² this is the 14th 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 bottom. On EPC score it ranks last in the building (51 versus a best of 76). The latest certificate (November 2018) shows an E (score 51), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 67).
Across 2000–2022, sale prices on this property compounded at 9.7% per year. Today's modelled estimate of £269,000 is 52% below the 2022 sale of £560,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£667/sq ft) was about 134.6% above the typical sold price in the postcode. It lags the bulk of the postcode on energy efficiency (less efficient than 79% of similar EPCs). Last sale on file: £560,000 in August 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Know exactly what you're buying at 6a
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
Planning history
6a has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 1 thing worth checking at 6a
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
Price for 6a has grown more than fourfold since the 2000 starting point.
£269,000
Modelled from EPC, postcode comparables and a sale-price growth of 9.7% per year over 23 years.
£560,000
Growth on file: 9.7% per year over 23 years.
Sales timeline
18 August 2022Most recent
£560,000
+314.8%over 3 years17 June 2019
£135,000
+94.9%over 19 years17 January 2000
£69,250
Median price across the last 5 sales in UB3 2AA: £539,000 (2023–2020).
Everything we know about 6a, 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 epc rating, 6a runs well behind the street norm.
Price per m²
£7,179
Street avg £4,456
Floor Area
78 m²
Street avg 63 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
4.6 t/year
Street avg 3.7 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