12, THE UPLANDS, RUISLIP, HA4 8QN - £935,000

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

12 THE UPLANDS is a large extended detached house of 156m², built sometime between 1930 and 1949. It was last sold for £935,000 in January 2021, which was around 8% above the average January 2021 detached price in the Hillingdon local authority area. The most recent EPC inspection was May 2011, where the current energy rating was E, and the potential energy rating was E.

12 THE UPLANDS Sold Prices

Land registry data shows two sales for 12 THE UPLANDS since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Hillingdon local authority area for the corresponding sale date. Both of the two 12 THE UPLANDS 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
2021 25 JAN	£935,000	£868,592	8% above HPI
2004 11 FEB	£455,000	£409,232	11% above HPI

12 THE UPLANDS 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 two 12 THE UPLANDS sales from February 2004 and January 2021 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 February 2004 sale was for 11% above the HPI. So the extrapolation line tracks at 11% above the HPI over time, until the January 2021 sale, where it falls to 8% above the HPI. The line then continues to track at 8% above the HPI.

What might 12 THE UPLANDS be worth now?

12 THE UPLANDS might now be worth an estimated £989,336.

This is based on house price inflation of 5.8%, between January 2021 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 5.8% inflationary increase is applied to the most recent sale price for 12 THE UPLANDS of £935,000 on 25th January 2021. For the value to have increased from £935,000 to £989,336 over the two years and one month to December 2024, the following assumptions must hold true:

• The value of 12 THE UPLANDS has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The January 2021 sale price of £935,000 represented a fair market value for the property.
• The size, condition, and specification of 12 THE UPLANDS has not materially changed since January 2021.

How Large is 12 THE UPLANDS?

12 THE UPLANDS is 156m², which includes one extension, according to the EPC inspection conducted in May 2011. This puts it in the largest 30% 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 12 THE UPLANDS lies on this distribution: 77% of detached houses houses are smaller than 12 THE UPLANDS, and 23% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

12 THE UPLANDS: Plot and Title Map

12 THE UPLANDS sits on a plot of roughly 0.103 of an acre, or 416m². The below map shows the location of 12 THE UPLANDS, 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 12 THE UPLANDS). 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 12 THE UPLANDS?

12 THE UPLANDS is located in RUISLIP, in the HA4 postcode district. The below map shows the position of No. 12 on THE UPLANDS.