11A, PATCHING WAY, HAYES, UB4 9YD - £510,000

The information on this page is based on a number of underlying datasets, most of which are updated monthly. We maintain an update schedule which explains which version of each dataset we are currently relying on.

11A PATCHING WAY is a very small terraced house of 80m², built sometime between 1991 and 1995, which could now be worth an estimated £504,797. It was last sold for £510,000 in January 2026, which was around 11% above the average January 2026 terraced price in the Hillingdon local authority area. The most recent EPC inspection was February 2025, where the current energy rating was D, and the potential energy rating was B.

11A PATCHING WAY Sold Prices

Land registry data shows two sales for 11A PATCHING WAY since 1^st January 1995. The below table shows the price paid for the two sales, along with the average terraced price in the Hillingdon local authority area for the corresponding sale date. Both of the two 11A PATCHING WAY sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2026 16 JAN	£510,000	£461,328	11% above HPI
1998 23 DEC	£150,995	£92,372	63% above HPI

11A PATCHING WAY Price Paid vs. HPI Average

The below graph shows the average terraced house price in the Hillingdon local authority area over time, sourced from the HPI. The two 11A PATCHING WAY sales from December 1998 and January 2026 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the December 1998 sale was for 63% above the HPI. So the extrapolation line tracks at 63% above the HPI over time, until the January 2026 sale, where it falls to 11% above the HPI. The line then continues to track at 11% above the HPI.

What might 11A PATCHING WAY be worth now?

11A PATCHING WAY might now be worth an estimated £504,797.

This is based on house price deflation of 1%, between January 2026 and April 2026, for terraced houses, in the Hillingdon local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 1% deflationary decrease is applied to the most recent sale price for 11A PATCHING WAY of £510,000 on 16th January 2026. For the value to have decreased from £510,000 to £504,797 over the nine months to April 2026, the following assumptions must hold true:

• The value of 11A PATCHING WAY has moved in line with the HPI for terraced houses in the Hillingdon local authority area.
• The January 2026 sale price of £510,000 represented a fair market value for the property.
• The size, condition, and specification of 11A PATCHING WAY has not materially changed since January 2026.

How Large is 11A PATCHING WAY?

11A PATCHING WAY is 80m² according to the EPC inspection conducted in February 2025. This puts it in the smallest 10% of terraced houses houses in London, based on EPC data. The below chart shows the distribution of terraced houses houses by size in London, and where 11A PATCHING WAY lies on this distribution: 7% of terraced houses houses are smaller than 11A PATCHING WAY, and 92% of houses are larger. Note that EPC data is not available for all properties in London.

11A PATCHING WAY: Plot and Title Map

11A PATCHING WAY sits on a plot of roughly 0.056 of an acre, or 226m². The below map shows the location of 11A PATCHING WAY, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 11A PATCHING WAY). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 11A PATCHING WAY?

11A PATCHING WAY is located in HAYES, in the UB4 postcode district. The below map shows the position of No. 11A on PATCHING WAY.