52a, East Avenue, Hayes, UB3 2HP
About 52a
52a is a semi-detached house in Hayes (UB3 2HP). It has a recorded floor area of 52 m² (around 560 sq ft), construction records dating it to 1900-1929 and council tax band B. The latest certificate (June 2021) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in June 2011 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, hot-water efficiency went from Poor to Good and main heating went from Average to Good; while roof efficiency dropped from Poor to Very Poor.
Held since October 1999 — that's 27 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. Today's modelled estimate of £257,000 sits 328.3% above the 1999 sale of £60,000. On a £-per-square-foot basis, the last sale (£107/sq ft) was about 55.2% below the postcode norm.
Know exactly what you're buying at 52a
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
Property Improvements
Changes detected from historical EPC data
Replaced storage heaters with gas boiler
Connected to mains gas supply
Heating controls upgraded for better temperature management
Hot water system upgraded
Wall insulation improved
Planning history
52a has no planning applications on record.
Notable planning nearby
8applications of note in the surrounding area
We flagged 1 thing worth checking at 52a
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
52a's modelled value sits at over four times its earliest registered sale price (1999).
£257,000
Modelled from EPC, postcode comparables.
£60,000
Recorded with HM Land Registry.
Sales timeline
7 October 1999Most recent
£60,000
Median price across the last 5 sales in UB3 2HP: £440,000 (2024–2020).
Everything we know about 52a, 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
Years Held for 52a runs comfortably ahead of the street norm.
Price per m²
£1,154
Street avg £4,077
Floor Area
52 m²
Street avg 53 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
2.8 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