23 Botwell Lane, Hayes, UB3 2AB
About 23 Botwell Lane
23 Botwell Lane is an end-of-terrace house in Hayes (UB3 2AB). It has a recorded floor area of 33 m² (around 355 sq ft) and construction records dating it to before 1900. At 33 m² this is the 3rd smallest of 10 units on EPC record in the building, where floor areas span 29–86 m². The building's EPC ratings span E to B, with this unit at the bottom. On EPC score it ranks last in the building (40 versus a best of 82). The latest certificate (November 2016) shows an E (score 40), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 64).
Today's modelled estimate of £172,000 is 54.7% below the 2017 sale of £380,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£1,070/sq ft) was about 395.2% above the typical sold price in the postcode. At 33 m² it sits well below the postcode median (57 m² across 9 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 89% of similar EPCs). On the market in January 2017 and unlisted since — roughly 9 years.
Know exactly what you're buying at 23 Botwell Lane
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
23 Botwell Lane has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 1 thing worth checking at 23 Botwell Lane
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
23 Botwell Lane valuation sits well clear of the typical sold price in this postcode.
£172,000
Modelled from EPC, postcode comparables.
£380,000
Recorded with HM Land Registry.
Sales timeline
27 January 2017Most recent
£380,000
Median price across the last 5 sales in UB3 2AB: £128,000 (2020–1998).
Everything we know about 23 Botwell Lane, 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, 23 Botwell Lane stands well clear of the street.
Price per m²
£11,515
Street avg £2,111
Floor Area
33 m²
Street avg 54 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
3.7 t/year
Street avg 2.5 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
42.1dB