45, PATCHING WAY, HAYES, UB4 9YD - £415,000

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.

45 PATCHING WAY is a very small semi-detached house of 73m², built sometime between 1996 and 2002, which could now be worth an estimated £490,473. It was last sold for £415,000 in August 2017, which was around 15% below the average August 2017 semi-detached price in the Hillingdon local authority area. The most recent EPC inspection was February 2014, where the current energy rating was C, and the potential energy rating was B.

45 PATCHING WAY Sold Prices

Land registry data shows five sales for 45 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 45 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
2017 18 AUG	£415,000	£489,889	15% below HPI
2014 17 JUN	£295,000	£363,723	19% below HPI
2007 14 FEB	£237,000	£276,932	14% below HPI
2001 13 JUL	£175,000	£169,965	3% above HPI
1999 26 MAR	£157,995	£120,342	31% above HPI

45 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 45 PATCHING WAY sales between March 1999 and August 2017 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 June 2014 sale was for 19% below the HPI. So the extrapolation line tracks at 19% below the HPI over time, until the August 2017 sale, where it rises to 15% below the HPI. The line then continues to track at 15% below the HPI.

What might 45 PATCHING WAY be worth now?

45 PATCHING WAY might now be worth an estimated £490,473.

This is based on house price inflation of 18.2%, between August 2017 and March 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 18.2% inflationary increase is applied to the most recent sale price for 45 PATCHING WAY of £415,000 on 18th August 2017. For the value to have increased from £415,000 to £490,473 over the eight years and five months to March 2025, the following assumptions must hold true:

• The value of 45 PATCHING WAY has moved in line with the HPI for semi-detached houses in the Hillingdon local authority area.
• The August 2017 sale price of £415,000 represented a fair market value for the property.
• The size, condition, and specification of 45 PATCHING WAY has not materially changed since August 2017.

How Large is 45 PATCHING WAY?

45 PATCHING WAY is 73m² according to the EPC inspection conducted in February 2014. 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 45 PATCHING WAY lies on this distribution: 5% of semi-detached houses houses are smaller than 45 PATCHING WAY, and 95% of houses are larger. Note that EPC data is not available for all properties in London.

45 PATCHING WAY: Plot and Title Map

45 PATCHING WAY sits on a plot of roughly 0.033 of an acre, or 133m². The below map shows the location of 45 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 45 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 45 PATCHING WAY?

45 PATCHING WAY is located in HAYES, in the UB4 postcode district. The below map shows the position of No. 45 on PATCHING WAY.