23a, Botwell Lane, UB3 2AB

23a Botwell Lane is a 32 m² / 344 sq ft terraced home in Hayes And Harlington. It sold for £47,500 in May 1999. Indexed forward to today's value, that sale is roughly £258k. Recent local prices imply a broad valuation context of £151k to £199k based on its internal area. The Land Registry and EPC data was last updated 1 November 2026.

Property data
Sale history
£47,500 on May 1999
Internal area
32 square metres (344 square feet) according to latest EPC inspection
Price per internal area

This property sold for £1,484 per square metre (£138 per square foot) in May 1999. Indexed forward to today's value, this is roughly £8,078 per square metre (£750 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
May 1999 £47,500 £1,484 £258,492 £8,078

Calculated using the latest EPC internal area of 32 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 £258,492. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Hayes And Harlington are now selling for between £4,720 and £6,230 per square metre (£438 and £578 per square foot). Based on an internal area of 32 m², this implies a valuation between £151,000 and £199,000. 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
2
Type
Terrace
Council tax band
C
EPC Inspections
Summary:
01 October 2026 - energy performance certificate grade C
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
Rental
Tenure:
Private rental
Property type:
1st floor flat on the top floor in an apartment block with 1 storeys , has 2 habitable rooms. Estimated year built 1900 to 1929
Area:
32 sqm (344 square foot) total internal area
Comments:
Walls: Solid brick, as built, no insulation (assumed). Roof: Pitched, insulated (assumed). Heating: Boiler and radiators, mains gas.
Summary:
27 October 2016 - energy performance certificate grade E
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
marketed sale
Tenure:
Private rental
Property type:
1st floor flat on the top floor in an apartment block with 1 storeys , has 2 habitable rooms. Estimated year built before 1900
Area:
33 sqm (355 square foot) total internal area
Comments:
Walls: Solid brick, as built, no insulation (assumed). Roof: Pitched, no insulation (assumed). Heating: Boiler and radiators, mains gas.
Frequently asked questions

23a Botwell 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 £258,492.
  • Based on an internal area of 32 m² and recent prices in Hayes And Harlington, this implies a lower and upper quartile range from £151,000 to £199,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 23a Botwell Lane last sold for £47,500 in May 1999.

HouseMetric shows 23a Botwell Lane as 32 m² (344 sq ft), based on the latest internal area data available for this property. The bedroom count is shown as 2 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 C, from an inspection dated 01 October 2026. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 23a Botwell Lane was in council tax band C. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

23a Botwell Lane is in postcode UB3 2AB, in Hayes And Harlington. You can also view HouseMetric's sold-price page for Botwell Lane, UB3 2AB or analysis of the Hayes And Harlington 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.