8a, Botwell Lane, Hayes, UB3 2AA
About 8a
8a is a semi-detached house in Hayes (UB3 2AA). It has a recorded floor area of 76 m² (around 818 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (June 2022) shows an E (score 53), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 76), a 2-band jump.
Across 2008–2022, sale prices on this property compounded at 9.9% per year. Today's modelled estimate of £279,000 is 52% below the 2022 sale of £581,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£710/sq ft) was about 152.6% 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: £581,000 in September 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 8a
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
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Planning history
8a has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 1 thing worth checking at 8a
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
Latest sale on 8a was the highest on Land Registry record across the postcode.
£279,000
Modelled from EPC, postcode comparables and a sale-price growth of 9.9% per year over 15 years.
£581,000
Growth on file: 9.9% per year over 15 years.
Sales timeline
19 September 2022Most recent
£581,000
+295.2%over 14 years3 March 2008
£147,000
Median price across the last 5 sales in UB3 2AA: £539,000 (2023–2020).
Everything we know about 8a, 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
EPC Rating for 8a lags the street by a wide margin.
Price per m²
£7,645
Street avg £4,414
Floor Area
76 m²
Street avg 63 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
4.5 t/year
Street avg 3.7 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