16, LEES ROAD, UXBRIDGE, UB8 3AS - £825,000

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.

16 LEES ROAD is a very large extended detached house of 205m², built sometime between 1930 and 1949, which could now be worth an estimated £798,002. It was last sold for £825,000 in November 2022, which was around 14% below the average November 2022 detached price in the Hillingdon local authority area. The most recent EPC inspection was August 2022, where the current energy rating was C, and the potential energy rating was B.

16 LEES ROAD Sold Prices

Land registry data shows two sales for 16 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. Both of the two 16 LEES ROAD 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
2022 10 NOV	£825,000	£959,584	14% below HPI
2020 15 DEC	£450,000	£873,828	49% below HPI

16 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 16 LEES ROAD sales from December 2020 and November 2022 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 2020 sale was for 49% below the HPI. So the extrapolation line tracks at 49% below the HPI over time, until the November 2022 sale, where it rises to 14% below the HPI. The line then continues to track at 14% below the HPI.

What might 16 LEES ROAD be worth now?

16 LEES ROAD might now be worth an estimated £798,002.

This is based on house price deflation of 3.3%, between November 2022 and February 2025, 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 3.3% deflationary decrease is applied to the most recent sale price for 16 LEES ROAD of £825,000 on 10th November 2022. For the value to have decreased from £825,000 to £798,002 over the three years and nine months to February 2025, the following assumptions must hold true:

• The value of 16 LEES ROAD has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The November 2022 sale price of £825,000 represented a fair market value for the property.
• The size, condition, and specification of 16 LEES ROAD has not materially changed since November 2022.

How Large is 16 LEES ROAD?

16 LEES ROAD is 205m², which includes one extension, according to the EPC inspection conducted in August 2022. 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 16 LEES ROAD lies on this distribution: 91% of detached houses houses are smaller than 16 LEES ROAD, and 9% of houses are larger. Note that EPC data is not available for all properties in Hillingdon.

16 LEES ROAD: Plot and Title Map

16 LEES ROAD sits on a plot of roughly 0.137 of an acre, or 553m². The below map shows the location of 16 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 16 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 16 LEES ROAD?

16 LEES ROAD is located in UXBRIDGE, in the UB8 postcode district. The below map shows the position of No. 16 on LEES ROAD.