32, LEES ROAD, UXBRIDGE, UB8 3AT - £435,000

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.

32 LEES ROAD is a very large extended detached house of 319m², built sometime between 1930 and 1949, which could now be worth an estimated £958,903. It was last sold for £435,000 in September 2004, which was around 3% above the average September 2004 detached price in the Hillingdon local authority area. The most recent EPC inspection was August 2021, where the current energy rating was C, and the potential energy rating was B.

32 LEES ROAD Sold Prices

Land registry data shows two sales for 32 LEES ROAD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Hillingdon local authority area for the corresponding sale date. One of the two 32 LEES ROAD sales was for above the average price, whilst the other was 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
2004 24 SEP	£435,000	£422,125	3% above HPI
1995 10 APR	£124,000	£150,273	17% below HPI

32 LEES ROAD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Hillingdon local authority area over time, sourced from the HPI. The two 32 LEES ROAD sales from April 1995 and September 2004 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 April 1995 sale was for 17% below the HPI. So the extrapolation line tracks at 17% below the HPI over time, until the September 2004 sale, where it rises to 3% above the HPI. The line then continues to track at 3% above the HPI.

What might 32 LEES ROAD be worth now?

32 LEES ROAD might now be worth an estimated £958,903.

This is based on house price inflation of 120.4%, between September 2004 and May 2026, for 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 120.4% inflationary increase is applied to the most recent sale price for 32 LEES ROAD of £435,000 on 24th September 2004. For the value to have increased from £435,000 to £958,903 over the 22 years and four months to May 2026, the following assumptions must hold true:

• The value of 32 LEES ROAD has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The September 2004 sale price of £435,000 represented a fair market value for the property.
• The size, condition, and specification of 32 LEES ROAD has not materially changed since September 2004.

How Large is 32 LEES ROAD?

32 LEES ROAD is 319m², which includes two extensions, according to the EPC inspection conducted in August 2021. This puts it in the largest 10% of detached houses houses in Hillingdon, based on EPC data. The below chart shows the distribution of detached houses houses by size in Hillingdon, and where 32 LEES ROAD lies on this distribution: 98% of detached houses houses are smaller than 32 LEES ROAD, and 2% of houses are larger. Note that EPC data is not available for all properties in Hillingdon.

32 LEES ROAD: Plot and Title Map

32 LEES ROAD sits on a plot of roughly 0.228 of an acre, or 922m². The below map shows the location of 32 LEES ROAD, 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 32 LEES ROAD). 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 32 LEES ROAD?

32 LEES ROAD is located in UXBRIDGE, in the UB8 postcode district. The below map shows the position of No. 32 on LEES ROAD.