20, PATCHING WAY, HAYES, UB4 9YD - £455,000

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.

20 PATCHING WAY is a very small semi-detached house of 65m², built sometime between 1991 and 1995. It was last sold for £455,000 in March 2025, which was around 21% below the average March 2025 semi-detached price in the Hillingdon local authority area. The most recent EPC inspection was September 2017, where the current energy rating was D, and the potential energy rating was B.

20 PATCHING WAY Sold Prices

Land registry data shows five sales for 20 PATCHING WAY since 1^st January 1995. The below table shows the price paid for the five sales, along with the average semi-detached price in the Hillingdon local authority area for the corresponding sale date. Most of the five 20 PATCHING WAY 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
2025 28 MAR	£455,000	£578,982	21% below HPI
2017 7 NOV	£410,000	£493,424	17% below HPI
2005 25 NOV	£225,000	£256,155	12% below HPI
2001 30 NOV	£153,000	£178,189	14% below HPI
1999 9 APR	£129,995	£121,437	7% above HPI

20 PATCHING WAY 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 five 20 PATCHING WAY sales between April 1999 and March 2025 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 November 2017 sale was for 17% below the HPI. So the extrapolation line tracks at 17% below the HPI over time, until the March 2025 sale, where it falls to 21% below the HPI. The line then continues to track at 21% below the HPI.

How Large is 20 PATCHING WAY?

20 PATCHING WAY is 65m² according to the EPC inspection conducted in September 2017. 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 20 PATCHING WAY lies on this distribution: 2% of semi-detached houses houses are smaller than 20 PATCHING WAY, and 97% of houses are larger. Note that EPC data is not available for all properties in London.

20 PATCHING WAY: Plot and Title Map

20 PATCHING WAY sits on a plot of roughly 0.048 of an acre, or 194m². The below map shows the location of 20 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 20 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 20 PATCHING WAY?

20 PATCHING WAY is located in HAYES, in the UB4 postcode district. The below map shows the position of No. 20 on PATCHING WAY.