11a, Bedwell Gardens, Hayes, UB3 4EA
About 11a
11a is a semi-detached house in Hayes (UB3 4EA). It has a recorded floor area of 39 m² (around 420 sq ft), construction records dating it to 1930-1949 and council tax band C. At 39 m² this is the smallest unit on EPC record across the building (39–107 m²). The building's EPC ratings span F to D across 5 units on file. The latest certificate (December 2025) shows an E (score 45), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since November 2015. Between certificates, hot-water efficiency went from Very Poor to Average and lighting went from Good to Very Good; while main heating dropped from Average to Poor. The recommended improvements would lift it to C (score 76), a 2-band jump. Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition.
At 39 m² it sits well below the postcode median (84 m² across 4 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at 11a
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
11a's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating system changed
Heating controls upgraded for better temperature management
Hot water efficiency improved
Loft insulation upgraded to recommended levels
More low energy lighting installed
Planning history
11a has no planning applications on record.
Notable planning nearby
17applications of note in the surrounding area
We flagged 2 things worth checking at 11a
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
- Larger development activity nearby
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Sales history & valuation
11a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£246,000
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 3 sales in UB3 4EA: £452,000 (2021–2001).
Everything we know about 11a, 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
- Larger development activity nearby
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
0.0 km
Croyde Avenue — bus stop.
Closest school
0.5 km
Cranford Park Academy. 25 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
58.7dB
Night-time· 23:00 – 07:00
51.2dB