12a, East Avenue, Hayes, UB3 2HP
About 12a
12a is a two-bedroom detached house in Hayes (UB3 2HP). It has a recorded floor area of 41 m² (around 441 sq ft), construction records dating it to 1991-1995 and council tax band B. The latest certificate (January 2022) shows a D (score 58), a step below the typical UK home. The rating has held steady at D across 3 certificates since April 2011. Between certificates, lighting went from Very Poor to Very Good. The recommended improvements would push it to C (score 72). At 41 m² this is the 6th smallest of 42 units on EPC record in the building, where floor areas span 22–154 m². The building's EPC ratings span E to C across 42 units on file. Other recorded features include a self-contained annexe.
Untraded for 28 years, with the last transfer in October 1998. 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 £200,000 sits 669.2% above the 1998 sale of £26,000. On a £-per-square-foot basis, the last sale (£59/sq ft) was about 75.4% below the postcode norm. At 41 m² it's 26.8% smaller than the typical home in the postcode (56 m² median across 41 EPCs).
Know exactly what you're buying at 12a
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
- GarageYes
Building
- Heating systemGas
- RefurbishedYes
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls changed
Hot water system changed
Hot water system upgraded
Wall insulation upgraded
More low energy lighting installed
Planning history
12a has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 1 thing worth checking at 12a
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
Latest sale on 12a was the lowest on Land Registry record across the postcode.
£200,000
Modelled from EPC, postcode comparables.
£26,000
Recorded with HM Land Registry.
Sales timeline
30 October 1998Most recent
£26,000
Median price across the last 5 sales in UB3 2HP: £440,000 (2024–2020).
Everything we know about 12a, 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 East Avenue homes
On price per m², 12a runs well behind the street norm.
Price per m²
£634
Street avg £4,111
Floor Area
41 m²
Street avg 53 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
2.7 t/year
Street avg 2.4 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
0.1 km
Fairdale Gardens — bus stop.
Closest school
0.3 km
Botwell House Catholic Primary School. 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
52.8dB
Night-time· 23:00 – 07:00
41.7dB