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Start with the current market in Eastcote, Hatch End, its direction of travel and the mix of homes being sold. Use Compare, Save and Watch to narrow a shortlist.
The data, disclosure rules and publication thresholds stay the same; this changes how the evidence is organised.
Median price
£700,000
Eligible sales · trailing 24 months
Per square metre
£6,528/m²
Matched sales · trailing 24 months
5-year change
+5.4%
Rolling 12-month medians, five years apart
From rolling peak
-8.8%
Against the highest rolling 12-month median
Market read
The median sale in Eastcote, Hatch End (HA5) was £700,000, which works out at roughly £6,528 per square metre. The district is trading 19.5% below the high set in 2025. At 15.5 times median local earnings, that is one of the least affordable ratios in England and Wales. Floor area varies far more than room counts suggest: properties recorded with 12 habitable rooms — bedrooms and receptions together — range from 254 to 461 m² here. Gross rental yield runs at about 3.0%.
Floor-area evidence
Repeat EPC records in this area show some variation in recorded floor area.
Among 4,018 dwellings with repeat EPCs in Eastcote, Hatch End, the typical recorded floor-area range was 6%. This describes the consistency of repeated records, not the condition or value of an individual home.
Market signal
Each point is the median of sales in the three months ending that month.
Market shape
Lower-quarter price
£497,625
25% of recent eligible sales were below this
Median price
See headline
Same 24-month sale population
Upper-quarter price
£875,250
25% of recent eligible sales were above this
Property types
£932,500
£7,038/m²
£380,000
£/m² withheld for evidence
£770,000
£6,674/m²
£600,000
£6,380/m²
Energy-rating evidence
These are matched-sale associations, not a valuation of energy efficiency. Each rating cell contains at least five sales.
£750,000
£6,359/m²
£700,000
£6,026/m²
£760,000
£6,565/m²
£755,000
£6,741/m²
£750,000
£7,331/m²
Energy-transition evidence
This is the latest available EPC record for each identifiable certified dwelling, not a census of every home or an assessment of an individual property.
EPC sample
11,897
Latest certificate to 2 August 2026
Rated D–G
63%
Current EPC rating in the certificate sample
Potentially higher rating
71%
Potential EPC rating exceeds current rating
EPC potential values are modelled certificate outputs, not quotes for retrofit work, future bills, a value uplift or a letting/compliance conclusion. Source: Energy Performance of Buildings Register domestic certificates.
The space signal
Property listings describe homes by bedroom count, but that is not recorded in any public dataset. What is recorded is the number of habitable rooms — bedrooms and reception rooms together — and the total floor area. In Eastcote, Hatch End, homes with the same number of habitable rooms vary enormously in size.
| Habitable rooms | Smaller (10th) | Typical | Larger (90th) | Sales |
|---|---|---|---|---|
| 1 | 29 m² | 32 m² | 43 m² | 8 |
| 2 | 41 m² | 47 m² | 60 m² | 372 |
| 3 | 53 m² | 63 m² | 79 m² | 1,283 |
| 4 | 66 m² | 89 m² | 114 m² | 416 |
| 5 | 83 m² | 101 m² | 125 m² | 1,104 |
| 6 | 100 m² | 123 m² | 154 m² | 810 |
| 7 | 113 m² | 140 m² | 175 m² | 502 |
| 8 | 146 m² | 184 m² | 256 m² | 304 |
| 9 | 168 m² | 212 m² | 290 m² | 178 |
| 10 | 189 m² | 252 m² | 310 m² | 76 |
| 11 | 240 m² | 285 m² | 408 m² | 27 |
| 12 | 255 m² | 422 m² | 461 m² | 12 |
The widest spread here is among homes with 12 habitable rooms, ranging from 255 to 461 m². Two properties advertised the same way can differ by more than half their floor area, which is why price per square metre is a more useful comparison than price alone.
Data current to 22 June 2026.