25b, Botwell Lane, Hayes, UB3 2AB
About 25b
25b is a semi-detached house in Hayes (UB3 2AB). It has a recorded floor area of 62 m² (around 667 sq ft). The latest certificate (October 2016) returns a B (score 82), comfortably above the UK average. The rating has held steady at B across 6 certificates since July 2016. Between certificates, wall efficiency dropped from Very Good to Good. At 62 m² this is the 7th 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 top. On EPC score it ranks first in the building (82 versus a worst of 40).
At 62 m² the property is well over the postcode median (38 m² across 9 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode.
Know exactly what you're buying at 25b
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
25b ranks among the most efficient homes in the postcode for energy use.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Planning history
25b has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 1 thing worth checking at 25b
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
25b has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£299,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in UB3 2AB: £150,000 (2020–1999).
Everything we know about 25b, 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, 25b stands well clear of the street.
EPC Rating
82 (B)
Street avg 61 (D)
Floor Area
62 m²
Street avg 51 m²
CO₂ Emissions
1.1 t/year
Street avg 2.8 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
42.1dB