25a, Botwell Lane, Hayes, UB3 2AB
About 25a
25a is a three-bedroom detached house in Hayes (UB3 2AB). It has a recorded floor area of 86 m² (around 926 sq ft) and construction records dating it to 1900-1929. The latest certificate (November 2016) shows a D (score 62), on the cusp of jumping into the C band. Earlier certificates rated it C (July 2016); the latest reading is one band lower. Between certificates, lighting went from Very Poor to Very Good; while wall efficiency dropped from Very Good to Very Poor and window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 70). At 86 m² this is the 9th 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 across 10 units on file.
Held since July 2000 — that's 26 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. At 86 m² the property is well over the postcode median (38 m² across 9 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £366,000 sits 83% above the 2000 sale of £200,000.
Know exactly what you're buying at 25a
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
What this property has
Inside
- Bedrooms3
Outside
- Private gardenYes
Building
- RefurbishedYes
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Planning history
25a has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 1 thing worth checking at 25a
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
25a valuation sits well clear of the typical sold price in this postcode.
£366,000
Modelled from EPC, postcode comparables.
£200,000
Recorded with HM Land Registry.
Sales timeline
31 July 2000Most recent
£200,000
Median price across the last 5 sales in UB3 2AB: £128,000 (2020–1998).
Everything we know about 25a, 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 floor area, 25a stands well clear of the street.
Price per m²
£2,326
Street avg £4,408
Floor Area
86 m²
Street avg 48 m²
Habitable Rooms
4 rooms
Street avg 3 rooms
CO₂ Emissions
4.0 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