2, WESTLAKE CLOSE, HAYES, UB4 9RT - £340,000

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.

2 WESTLAKE CLOSE is a very small semi-detached house of 61m², built sometime between 1983 and 1990, which could now be worth an estimated £422,225. It was last sold for £340,000 in May 2016, which was around 28% below the average May 2016 semi-detached price in the Hillingdon local authority area. The most recent EPC inspection was January 2016, where the current energy rating was C, and the potential energy rating was B.

2 WESTLAKE CLOSE Sold Prices

Land registry data shows two sales for 2 WESTLAKE CLOSE since 1^st January 1995. The below table shows the price paid for the two sales, along with the average semi-detached price in the Hillingdon local authority area for the corresponding sale date. Both of the two 2 WESTLAKE CLOSE sales were for below 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
2016 10 MAY	£340,000	£470,297	28% below HPI
1995 29 SEP	£83,000	£86,075	4% below HPI

2 WESTLAKE CLOSE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Hillingdon local authority area over time, sourced from the HPI. The two 2 WESTLAKE CLOSE sales from September 1995 and May 2016 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 September 1995 sale was for 4% below the HPI. So the extrapolation line tracks at 4% below the HPI over time, until the May 2016 sale, where it falls to 28% below the HPI. The line then continues to track at 28% below the HPI.

What might 2 WESTLAKE CLOSE be worth now?

2 WESTLAKE CLOSE might now be worth an estimated £422,225.

This is based on house price inflation of 24.2%, between May 2016 and July 2025, for semi-detached 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 24.2% inflationary increase is applied to the most recent sale price for 2 WESTLAKE CLOSE of £340,000 on 10th May 2016. For the value to have increased from £340,000 to £422,225 over the eight years and ten months to July 2025, the following assumptions must hold true:

• The value of 2 WESTLAKE CLOSE has moved in line with the HPI for semi-detached houses in the Hillingdon local authority area.
• The May 2016 sale price of £340,000 represented a fair market value for the property.
• The size, condition, and specification of 2 WESTLAKE CLOSE has not materially changed since May 2016.

How Large is 2 WESTLAKE CLOSE?

2 WESTLAKE CLOSE is 61m² according to the EPC inspection conducted in January 2016. This puts it in the smallest 10% of semi-detached houses houses in London, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in London, and where 2 WESTLAKE CLOSE lies on this distribution: 2% of semi-detached houses houses are smaller than 2 WESTLAKE CLOSE, and 98% of houses are larger. Note that EPC data is not available for all properties in London.

2 WESTLAKE CLOSE: Plot and Title Map

2 WESTLAKE CLOSE sits on a plot of roughly 0.052 of an acre, or 211m². The below map shows the location of 2 WESTLAKE CLOSE, 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 2 WESTLAKE CLOSE). 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 2 WESTLAKE CLOSE?

2 WESTLAKE CLOSE is located in HAYES, in the UB4 postcode district. The below map shows the position of No. 2 on WESTLAKE CLOSE.