13 Botwell Crescent, Hayes, UB3 2BD
About 13 Botwell Crescent
13 Botwell Crescent is a two-bedroom semi-detached house in Hayes (UB3 2BD). It has a recorded floor area of 45 m² (around 484 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (January 2021) shows a C (score 70). When first surveyed in June 2019 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Poor to Good and hot-water efficiency went from Very Poor to Good. Period features are noted in the property record.
Its energy rating outperforms most of the postcode (better than 71% of similar EPCs). Today's modelled estimate of £283,000 is 25.8% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£465/sq ft) was about 81.5% above the typical sold price in the postcode. Sold September 2020 for £225,000.
Know exactly what you're buying at 13 Botwell Crescent
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
- Bedrooms2
- Bathrooms1
Outside
- Private gardenYes
Building
- Period featuresYes
- RefurbishedYes
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Upgraded to gas central heating
Hot water system upgraded
Windows upgraded, improving insulation
Wall insulation improved
More low energy lighting installed
Planning history
13 Botwell Crescent has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 1 thing worth checking at 13 Botwell Crescent
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
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£283,000
Modelled from EPC, postcode comparables.
£225,000
Recorded with HM Land Registry.
Sales timeline
29 September 2020Most recent
£225,000
Median price across the last 5 sales in UB3 2BD: £259,000 (2023–2019).
Nearby sales in UB3 2BD
Everything we know about 13 Botwell Crescent, 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 Crescent homes
13 Botwell Crescent is notably below the street on years held.
Price per m²
£5,000
Street avg £3,294
Floor Area
45 m²
Street avg 48 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.8 t/year
Street avg 2.4 t/year
Similar properties nearby
The neighbourhood at a glance
Reported crime in the wider district is trending notably upward year-on-year.
Crime
8/mo
Rising year-on-year across the wider district.
Nearest stop
0.2 km
Lilac Gardens — bus stop.
Closest school
0.2 km
Parkside Studio College. 39 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
53.0dB
Night-time· 23:00 – 07:00
41.9dB