116, THE FAIRWAY, RUISLIP, HA4 0SH - £655,000

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

116 THE FAIRWAY is a very small semi-detached house of 84m², built sometime between 1950 and 1966, which could now be worth an estimated £654,422. It was last sold for £655,000 in August 2022, which was around 15% above the average August 2022 semi-detached price in the Hillingdon local authority area. The most recent EPC inspection was March 2022, where the current energy rating was D, and the potential energy rating was C.

116 THE FAIRWAY Sold Prices

Land registry data shows four sales for 116 THE FAIRWAY since 1^st January 1995. The below table shows the price paid for the four sales, along with the average semi-detached price in the Hillingdon local authority area for the corresponding sale date. Most of the four 116 THE FAIRWAY sales were for above 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
2022 31 AUG	£655,000	£569,295	15% above HPI
2002 14 JUN	£232,500	£197,078	18% above HPI
1996 28 MAR	£119,500	£87,353	37% above HPI
1996 2 FEB	£80,000	£87,525	9% below HPI

116 THE FAIRWAY Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Hillingdon local authority area over time, sourced from the HPI. The four 116 THE FAIRWAY sales between February 1996 and August 2022 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 June 2002 sale was for 18% above the HPI. So the extrapolation line tracks at 18% above the HPI over time, until the August 2022 sale, where it falls to 15% above the HPI. The line then continues to track at 15% above the HPI.

What might 116 THE FAIRWAY be worth now?

116 THE FAIRWAY might now be worth an estimated £654,422.

This is based on house price deflation of 0.1%, between August 2022 and December 2024, for semi-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 0.1% deflationary decrease is applied to the most recent sale price for 116 THE FAIRWAY of £655,000 on 31st August 2022. For the value to have decreased from £655,000 to £654,422 over the one year and eight months to December 2024, the following assumptions must hold true:

• The value of 116 THE FAIRWAY has moved in line with the HPI for semi-detached houses in the Hillingdon local authority area.
• The August 2022 sale price of £655,000 represented a fair market value for the property.
• The size, condition, and specification of 116 THE FAIRWAY has not materially changed since August 2022.

How Large is 116 THE FAIRWAY?

116 THE FAIRWAY is 84m² according to the EPC inspection conducted in March 2022. This puts it in the smallest 20% of semi-detached houses houses in Ruislip, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Ruislip, and where 116 THE FAIRWAY lies on this distribution: 16% of semi-detached houses houses are smaller than 116 THE FAIRWAY, and 83% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

116 THE FAIRWAY: Plot and Title Map

116 THE FAIRWAY sits on a plot of roughly 0.070 of an acre, or 283m². The below map shows the location of 116 THE FAIRWAY, 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 116 THE FAIRWAY). 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 116 THE FAIRWAY?

116 THE FAIRWAY is located in RUISLIP, in the HA4 postcode district. The below map shows the position of No. 116 on THE FAIRWAY.