How much is 60 Willow Tree Lane, Hayes, Hillingdon, Greater London, UB4 9BD worth?
Estimated value — November 2026
£231,000
Likely range £179,000 – £274,000Four in five similar homes sold within their range when we tested it.
Latest recorded sale June 1998
59%
confidence
Medium
Typically within 10% of the sale price
Property details
Flat / Maisonette
Willow Tree Lane · Hayes · UB4 9BD
Energy performance
Mains Gas (Not Community) · EPC 9540-2818-7125-9105-9881 · inspected December 2015
Address
- District
- Hillingdon
- County
- Greater London
Value over time
- Modelled value
- Projected
- Likely range (80%)
- Today's estimate
Drawn through each of this property's recorded sales and ending at today's estimate, with the UK House Price Index for its area and property type filling in the months between. The shaded band is where four in five prices fell when we tested this line against real sales of similar homes; it widens the further a month is from a recorded sale, and today it matches the likely range above.
View as a table
| Year | Modelled value | Likely range |
|---|---|---|
| 2000 | £84,935 | £73,126 – £98,270 |
| 2001 | £97,422 | £82,974 – £112,572 |
| 2002 | £120,774 | £101,781 – £140,088 |
| 2003 | £132,562 | £110,594 – £154,620 |
| 2004 | £142,777 | £118,110 – £166,766 |
| 2005 | £143,613 | £118,005 – £167,638 |
| 2006 | £151,595 | £123,657 – £177,124 |
| 2007 | £168,038 | £135,840 – £196,989 |
| 2008 | £149,433 | £119,760 – £175,749 |
| 2009 | £146,335 | £116,403 – £172,762 |
| 2010 | £146,786 | £116,356 – £173,992 |
| 2011 | £150,522 | £119,140 – £179,093 |
| 2012 | £153,919 | £121,579 – £184,142 |
| 2013 | £161,774 | £127,621 – £193,999 |
| 2014 | £185,135 | £160,722 – £205,323 |
| 2015 | £214,524 | £184,521 – £239,334 |
| 2016 | £234,472 | £199,805 – £263,139 |
| 2017 | £232,521 | £196,284 – £262,486 |
| 2018 | £230,117 | £192,416 – £261,293 |
| 2019 | £222,316 | £184,116 – £253,905 |
| 2020 | £227,530 | £186,616 – £261,363 |
| 2021 | £226,884 | £184,272 – £262,120 |
| 2022 | £242,271 | £194,833 – £281,498 |
| 2023 | £231,015 | £183,935 – £269,947 |
| 2024 | £234,551 | £184,876 – £275,629 |
| 2025 | £232,576 | £181,460 – £274,845 |
| 2026 | £231,000 | £179,000 – £274,000 |
Sale history
Mortgage calculator
£1,240
Estimated monthly repayment
£207,900
Loan amount
£238,424
Total interest
£446,324
Total repayable
A guide only, based on a capital repayment mortgage held at a constant interest rate for the full term. Not a mortgage offer or financial advice.
Related properties
- 48 Willow Tree Lane, Hayes, Hillingdon, Greater London, UB4 9BD£241,000 · 2022£245,000
- 62A, Willow Tree Lane, Hayes, Hillingdon, Greater London, UB4 9BD£255,000 · 2019£231,000
- 50A, Willow Tree Lane, Hayes, Hillingdon, Greater London, UB4 9BD£265,000 · 2017£251,000
- 46A, Willow Tree Lane, Hayes, Hillingdon, Greater London, UB4 9BD£200,000 · 2016£224,000
- 54 Willow Tree Lane, Hayes, Hillingdon, Greater London, UB4 9BD£199,950 · 2014£245,000
- 58 Willow Tree Lane, Hayes, Hillingdon, Greater London, UB4 9BD£130,000 · 2012£228,000
- 54A, Willow Tree Lane, Hayes, Hillingdon, Greater London, UB4 9BD£157,000 · 2010£247,000
- 56 Willow Tree Lane, Hayes, Hillingdon, Greater London, UB4 9BD£148,000 · 2007£235,000
- 52 Willow Tree Lane, Hayes, Hillingdon, Greater London, UB4 9BD£161,000 · 2006£254,000
- 46 Willow Tree Lane, Hayes, Hillingdon, Greater London, UB4 9BD£96,000 · 2002£231,000
About this property
60 Willow Tree Lane, Hayes, Hillingdon, Greater London, UB4 9BD is a flat on Willow Tree Lane in Hayes, Greater London. Stede's estimated value for November 2026 is £231,000. Four in five similar homes sold within their likely range when tested; for this property that range is £179,000 to £274,000. It combines their price per m² applied to its floor area (50%), its own last sale brought up to date with the House Price Index (25%) and recent sales of 41 similar homes in the same postcode sector (25%). The confidence score is 59 out of 100 (medium): estimates like this one are typically within 10% of the eventual sale price.
It last sold in June 1998 for £60,000. The current estimate is 285% higher than that price. The current owner has held it for about 28 years.
Its EPC energy-efficiency rating is band D (57 out of 100), with a potential of band C (76) after the recommended improvements. The certificate records a total floor area of 41 m² (441 sq ft). It was lodged in December 2015.
The modelled value is unchanged over the past year and up 1% over the past five years.
Among 10 nearby properties Stede tracks in the UB4 area, estimated values run from £224,000 to £254,000. This flat's £231,000 sits around the middle of that range.
Common questions
How much is 60 Willow Tree Lane, Hayes, Hillingdon, Greater London, UB4 9BD worth?
Stede estimates 60 Willow Tree Lane, Hayes, Hillingdon, Greater London, UB4 9BD is worth £231,000 as of November 2026, within a likely range of £179,000 to £274,000. The estimate is generated automatically from recorded sale prices of this and similar nearby homes and the UK House Price Index, and is not a formal valuation.
When did 60 Willow Tree Lane, Hayes, Hillingdon, Greater London, UB4 9BD last sell?
It last sold in June 1998 for £60,000.
What type of property is 60 Willow Tree Lane, Hayes, Hillingdon, Greater London, UB4 9BD?
It is recorded as a Flat / Maisonette on Willow Tree Lane in the UB4 postcode area.
What is the EPC rating of 60 Willow Tree Lane, Hayes, Hillingdon, Greater London, UB4 9BD?
60 Willow Tree Lane, Hayes, Hillingdon, Greater London, UB4 9BD has an EPC energy-efficiency rating of band D (57 out of 100). Its potential rating after the recommended improvements is band C (76). The certificate records a floor area of 41 m² (441 sq ft). EPC data is published by the Ministry of Housing, Communities & Local Government and reflects the most recent certificate on record.
How reliable is this estimate?
The confidence score is 59 out of 100 (medium). Tested against real sales of similar homes, estimates like this one are typically within 10% of the sale price, and four in five sold within their likely range. The figure is a data model, not a RICS valuation or Home Report, and should not be used for mortgage or legal decisions.
How does Stede calculate this estimate?
It combines their price per m² applied to its floor area (50%), its own last sale brought up to date with the House Price Index (25%) and recent sales of 41 similar homes in the same postcode sector (25%). Each piece of evidence gets the share that proved most accurate when tested against real sales of similar homes, and the same testing sets the likely range and confidence. Full detail is on the methodology page.
How we got this figure
We weighed the evidence below, giving each piece the share that proved most accurate when we tested it against real sales of similar homes. The likely range and confidence come from testing the same method against 3,585 real sales of similar homes.
- Recent price per m² in the same postcode sector, for its 41 m²£213,00850%
- Its sale in June 1998, brought up to today with the House Price Index£227,49025%
- 41 similar homes sold recently in the same postcode sector£269,18925%
Estimate £231,000, likely £179,000 – £274,000
Read the full methodology and data sources →