16, WALNUT WAY, RUISLIP, HA4 6TD - £482,500

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 WALNUT WAY is a very small semi-detached house of 79m², built sometime between 1930 and 1949, which could now be worth an estimated £570,036. It was last sold for £482,500 in January 2018, which was about the average January 2018 semi-detached price in the Hillingdon local authority area. The most recent EPC inspection was February 2014, where the current energy rating was D, and the potential energy rating was B.

16 WALNUT WAY Sold Prices

Land registry data shows four sales for 16 WALNUT WAY 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. The four 16 WALNUT WAY sales were a mix of roughly equal to the average price, above the average price, and 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
2018 19 JAN	£482,500	£481,448	Close to HPI
2012 18 JUN	£325,000	£303,462	7% above HPI
2002 25 SEP	£197,000	£208,514	6% below HPI
1998 27 OCT	£109,000	£118,666	8% below HPI

16 WALNUT WAY 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 16 WALNUT WAY sales between October 1998 and January 2018 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 2012 sale was for 7% above the HPI. So the extrapolation line tracks at 7% above the HPI over time, until the January 2018 sale, where it falls to roughly the same level as the HPI. The line then continues to track in line with the HPI.

What might 16 WALNUT WAY be worth now?

16 WALNUT WAY might now be worth an estimated £570,036.

This is based on house price inflation of 18.1%, between January 2018 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 18.1% inflationary increase is applied to the most recent sale price for 16 WALNUT WAY of £482,500 on 19th January 2018. For the value to have increased from £482,500 to £570,036 over the five years and one month to December 2024, the following assumptions must hold true:

• The value of 16 WALNUT WAY has moved in line with the HPI for semi-detached houses in the Hillingdon local authority area.
• The January 2018 sale price of £482,500 represented a fair market value for the property.
• The size, condition, and specification of 16 WALNUT WAY has not materially changed since January 2018.

How Large is 16 WALNUT WAY?

16 WALNUT WAY is 79m² according to the EPC inspection conducted in February 2014. 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 16 WALNUT WAY lies on this distribution: 13% of semi-detached houses houses are smaller than 16 WALNUT WAY, and 87% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

16 WALNUT WAY: Plot and Title Map

16 WALNUT WAY sits on a plot of roughly 0.072 of an acre, or 290m². The below map shows the location of 16 WALNUT WAY, 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 WALNUT WAY). 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 WALNUT WAY?

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