22 Clare Road, Greenford, UB6 0DF
About 22 Clare Road
22 Clare Road is a three-bedroom end-of-terrace house in Greenford (UB6 0DF). It has a recorded floor area of 78 m² (around 840 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (October 2020) shows a D (score 60), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since April 2009. Between certificates, roof efficiency dropped from Good to Very Poor and hot-water efficiency dropped from Very Good to Good. The recommended improvements would lift it to B (score 81), a 2-band jump.
It hasn't traded since November 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Across 1999–2009, sale prices on this property compounded at 6.8% per year. Today's modelled estimate of £478,000 sits 83.8% above the 2009 sale of £260,000. One planning record on file: an extension approved in 2008. Past consents include an extension, meaningful when judging how the property has evolved.
Know exactly what you're buying at 22 Clare Road
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
- Bedrooms3
Outside
- Private gardenYes
- DrivewayYes
Building
- Heating systemGas
- RefurbishedYes
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating controls upgraded for better temperature management
Hot water efficiency decreased
Planning history
22 Clare Road has an approved single-storey rear extension on the planning record.
- Aug 2008ExtensionFullIn report
Extension: Single storey · Rear of property
Single storey rear extension
- Reference
- PP/2008/2408
We flagged 1 thing worth checking at 22 Clare Road
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
22 Clare Road's estimated value is more than triple its earliest registered sale price (1999).
£478,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.8% per year over 10 years.
£260,000
Growth on file: 6.8% per year over 10 years.
Sales timeline
5 November 2009Most recent
£260,000
+94.0%over 10 years28 October 1999
£134,000
Median price across the last 5 sales in UB6 0DF: £485,000 (2024–2014).
Everything we know about 22 Clare Road, 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 Clare Road homes
Price per m² for 22 Clare Road lags the street by a wide margin.
Price per m²
£3,333
Street avg £4,063
Floor Area
78 m²
Street avg 89 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.8 t/year
Street avg 3.7 t/year
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
7/mo
Rising year-on-year across the wider district.
Nearest stop
0.2 km
Clare Road (UB6) — bus stop.
Closest school
0.4 km
Wood End 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
52.9dB
Night-time· 23:00 – 07:00
43.5dB