11, LARKSWOOD RISE, PINNER, HA5 2HH - £795,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

11 LARKSWOOD RISE is a small extended detached house of 105m², built sometime between 1950 and 1966. It was last sold for £795,000 in November 2023, which was around 13% below the average November 2023 detached price in the Hillingdon local authority area. The most recent EPC inspection was January 2020, where the current energy rating was D, and the potential energy rating was B.

11 LARKSWOOD RISE Sold Prices

Land registry data shows three sales for 11 LARKSWOOD RISE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Hillingdon local authority area for the corresponding sale date. All of the three 11 LARKSWOOD RISE 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
2023 1 NOV	£795,000	£912,527	13% below HPI
2017 11 MAY	£610,000	£811,018	25% below HPI
2017 28 FEB	£590,000	£825,665	29% below HPI

11 LARKSWOOD RISE 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 three 11 LARKSWOOD RISE sales between February 2017 and November 2023 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 May 2017 sale was for 25% below the HPI. So the extrapolation line tracks at 25% below the HPI over time, until the November 2023 sale, where it rises to 13% below the HPI. The line then continues to track at 13% below the HPI.

What might 11 LARKSWOOD RISE be worth now?

11 LARKSWOOD RISE might now be worth an estimated £800,699.

This is based on house price inflation of 0.7%, between November 2023 and December 2024, 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 0.7% inflationary increase is applied to the most recent sale price for 11 LARKSWOOD RISE of £795,000 on 1st November 2023. For the value to have increased from £795,000 to £800,699 over the eleven months to December 2024, the following assumptions must hold true:

• The value of 11 LARKSWOOD RISE has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The November 2023 sale price of £795,000 represented a fair market value for the property.
• The size, condition, and specification of 11 LARKSWOOD RISE has not materially changed since November 2023.

How Large is 11 LARKSWOOD RISE?

11 LARKSWOOD RISE is 105m², which includes one extension, according to the EPC inspection conducted in January 2020. This puts it in the smallest 40% of detached houses houses in Ruislip, based on EPC data. The below chart shows the distribution of detached houses houses by size in Ruislip, and where 11 LARKSWOOD RISE lies on this distribution: 37% of detached houses houses are smaller than 11 LARKSWOOD RISE, and 62% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

11 LARKSWOOD RISE: Plot and Title Map

11 LARKSWOOD RISE sits on a plot of roughly 0.193 of an acre, or 782m². The below map shows the location of 11 LARKSWOOD RISE, 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 11 LARKSWOOD RISE). 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 11 LARKSWOOD RISE?

11 LARKSWOOD RISE is located in PINNER, in the HA5 postcode district. The below map shows the position of No. 11 on LARKSWOOD RISE.