23a, Botwell Lane, Hayes, UB3 2AB
About 23a
23a is an end-of-terrace house in Hayes (UB3 2AB). It has a recorded floor area of 33 m² (around 355 sq ft), construction records dating it to before 1900 and council tax band C. 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).
Held since May 1999 — that's 27 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. Today's modelled estimate of £179,000 sits 276.8% above the 1999 sale of £47,500. On a £-per-square-foot basis, the last sale (£134/sq ft) was about 45.3% below the postcode norm. 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).
Know exactly what you're buying at 23a
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
23a has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 1 thing worth checking at 23a
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
23a's estimated value is more than triple its earliest registered sale price (1999).
£179,000
Modelled from EPC, postcode comparables.
£47,500
Recorded with HM Land Registry.
Sales timeline
20 May 1999Most recent
£47,500
Median price across the last 5 sales in UB3 2AB: £150,000 (2020–1998).
Everything we know about 23a, 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, 23a runs well behind the street norm.
Price per m²
£1,439
Street avg £4,629
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