9 Botwell Crescent, Hayes, UB3 2BD
About 9 Botwell Crescent
9 Botwell Crescent is a semi-detached house in Hayes (UB3 2BD). It has a recorded floor area of 46 m² (around 495 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (October 2025) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since May 2009. Between certificates, window efficiency dropped from Average to Poor and lighting dropped from Very Good to Good. The recommended improvements would push it to C (score 76). At 46 m² this is the 5th smallest of 35 units on EPC record in the building, where floor areas span 42–133 m². The building's EPC ratings span E to B across 35 units on file.
It hasn't traded since July 2007, a hold of 19 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Today's modelled estimate of £243,000 sits 62% above the 2007 sale of £150,000. On a £-per-square-foot basis, the last sale (£303/sq ft) was about 18.4% above the typical sold price in the postcode.
Know exactly what you're buying at 9 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
Energy performance
EPC Rating
Planning history
9 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 9 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
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Sales history & valuation
The latest sale landed at the peak of the pre-credit-crunch market — a high-water reference point.
£243,000
Modelled from EPC, postcode comparables.
£150,000
Recorded with HM Land Registry.
Sales timeline
24 July 2007Most recent
£150,000
Median price across the last 5 sales in UB3 2BD: £225,000 (2023–2020).
Nearby sales in UB3 2BD
Everything we know about 9 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
On co₂ emissions, 9 Botwell Crescent stands well clear of the street.
Price per m²
£3,261
Street avg £3,350
Floor Area
46 m²
Street avg 48 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.9 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