22, Falling Lane, UB7 8AD

22 Falling Lane is a 85 m² / 915 sq ft semi-detached home in West Drayton. It sold for £107,000 in December 1999. Indexed forward to today's value, that sale is roughly £453k. Recent local prices imply a broad valuation context of £411k to £519k based on its internal area. The Land Registry and EPC data was last updated 1 November 2026.

Property data
Sale history
Date Paid price Annual growth After inflation
Dec 1999 £107,000 11.7% 9.4%
Jan 1996 £70,000 na na
Internal area
85 square metres (915 square feet) according to latest EPC inspection
Price per internal area

This property sold for £1,258 per square metre (£117 per square foot) in Dec 1999. Indexed forward to today's value, this is roughly £5,325 per square metre (£495 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Dec 1999 £107,000 £1,259 £452,623 £5,325
Jan 1996 £70,000 £824 £462,650 £5,443

Calculated using the latest EPC internal area of 85 m². Earlier sale dates may not have had the same measured area available.

Valuation
The most recent sale price indexed forward to today's value is £452,623. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in West Drayton are now selling for between £4,840 and £6,110 per square metre (£449 and £567 per square foot). Based on an internal area of 85 m², this implies a valuation between £411,000 and £519,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
Bedrooms
3
Type
Semi-detached
Council tax band
D
Plot size
371 square metres (3,993 square feet) - map showing freehold boundary lines
Social housing indicators

This property has been flagged on the basis of:

  • Listed in the 2011 NROSH social housing extract.
  • EPC tenure recorded as social rental.
EPC Inspections
Summary:
24 May 2011 - energy performance certificate grade D
Reason for EPC:
None
Tenure:
Social rental
Property type:
None , has 6 habitable rooms. Estimated year built 1930 to 1949
Area:
85 sqm (915 square foot) total internal area
Comments:
Frequently asked questions

22 Falling Lane is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.

  • HouseMetric estimates the most recent sale price indexed forward to today's value is £452,623.
  • Based on an internal area of 85 m² and recent prices in West Drayton, this implies a lower and upper quartile range from £411,000 to £519,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 22 Falling Lane last sold for £107,000 in December 1999.

HouseMetric shows 22 Falling Lane as 85 m² (915 sq ft), based on the latest internal area data available for this property. The bedroom count is shown as 3 bedrooms. Bedroom numbers can come from a previous estate agency listing, an EPC record, or an estimate based on the size of the property.

The latest EPC rating shown by HouseMetric is D, from an inspection dated 24 May 2011. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 22 Falling Lane was in council tax band D. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

22 Falling Lane is in postcode UB7 8AD, in West Drayton. You can also view HouseMetric's sold-price page for Falling Lane, UB7 8AD or analysis of the West Drayton property market.

HouseMetric combines HM Land Registry price paid data, Energy Performance Certificate data and Ordnance Survey/open data. The data were last updated 1 November 2026. Figures such as indexed values and local valuation ranges are calculated estimates for context, while official records can change as public datasets are updated.

For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.