16, BEECH AVENUE, RUISLIP, HA4 8UQ - £750,000

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

16 BEECH AVENUE is a small detached house of 104m², built sometime between 1950 and 1966. It was last sold for £750,000 in April 2024, which was around 16% below the average April 2024 detached price in the Hillingdon local authority area. The most recent EPC inspection was October 2023, where the current energy rating was D, and the potential energy rating was B.

16 BEECH AVENUE Sold Prices

Land registry data shows three sales for 16 BEECH AVENUE 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 16 BEECH AVENUE 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
2024 10 APR	£750,000	£895,678	16% below HPI
2008 4 APR	£425,000	£496,252	14% below HPI
1998 10 JUL	£176,000	£205,685	14% below HPI

16 BEECH AVENUE 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 16 BEECH AVENUE sales between July 1998 and April 2024 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 April 2008 sale was for 14% below the HPI. So the extrapolation line tracks at 14% below the HPI over time, until the April 2024 sale, where it falls to 16% below the HPI. The line then continues to track at 16% below the HPI.

What might 16 BEECH AVENUE be worth now?

16 BEECH AVENUE might now be worth an estimated £769,587.

This is based on house price inflation of 2.6%, between April 2024 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 2.6% inflationary increase is applied to the most recent sale price for 16 BEECH AVENUE of £750,000 on 10th April 2024. For the value to have increased from £750,000 to £769,587 over the four months to December 2024, the following assumptions must hold true:

• The value of 16 BEECH AVENUE has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The April 2024 sale price of £750,000 represented a fair market value for the property.
• The size, condition, and specification of 16 BEECH AVENUE has not materially changed since April 2024.

How Large is 16 BEECH AVENUE?

16 BEECH AVENUE is 104m² according to the EPC inspection conducted in October 2023. 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 16 BEECH AVENUE lies on this distribution: 36% of detached houses houses are smaller than 16 BEECH AVENUE, and 63% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

16 BEECH AVENUE: Plot and Title Map

16 BEECH AVENUE sits on a plot of roughly 0.064 of an acre, or 258m². The below map shows the location of 16 BEECH AVENUE, 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 16 BEECH AVENUE). 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 16 BEECH AVENUE?

16 BEECH AVENUE is located in RUISLIP, in the HA4 postcode district. The below map shows the position of No. 16 on BEECH AVENUE.