2, BAYCROFT CLOSE, PINNER, HA5 2TR - £525,000

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

2 BAYCROFT CLOSE is a large extended detached house of 145m², built sometime between 1991 and 1995. It was last sold for £525,000 in May 2012, which was around 4% above the average May 2012 detached price in the Hillingdon local authority area. The most recent EPC inspection was June 2022, where the current energy rating was D, and the potential energy rating was B.

2 BAYCROFT CLOSE Sold Prices

Land registry data shows three sales for 2 BAYCROFT CLOSE 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 2 BAYCROFT CLOSE 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
2012 15 MAY	£525,000	£507,168	4% above HPI
2000 11 AUG	£332,000	£287,245	16% above HPI
1996 31 MAY	£185,500	£152,364	22% above HPI

2 BAYCROFT CLOSE 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 2 BAYCROFT CLOSE sales between May 1996 and May 2012 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 August 2000 sale was for 16% above the HPI. So the extrapolation line tracks at 16% above the HPI over time, until the May 2012 sale, where it falls to 4% above the HPI. The line then continues to track at 4% above the HPI.

What might 2 BAYCROFT CLOSE be worth now?

2 BAYCROFT CLOSE might now be worth an estimated £951,383.

This is based on house price inflation of 81.2%, between May 2012 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 81.2% inflationary increase is applied to the most recent sale price for 2 BAYCROFT CLOSE of £525,000 on 15th May 2012. For the value to have increased from £525,000 to £951,383 over the eleven years and five months to December 2024, the following assumptions must hold true:

• The value of 2 BAYCROFT CLOSE has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The May 2012 sale price of £525,000 represented a fair market value for the property.
• The size, condition, and specification of 2 BAYCROFT CLOSE has not materially changed since May 2012.

How Large is 2 BAYCROFT CLOSE?

2 BAYCROFT CLOSE is 145m², which includes two extensions, according to the EPC inspection conducted in June 2022. 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 2 BAYCROFT CLOSE lies on this distribution: 72% of detached houses houses are smaller than 2 BAYCROFT CLOSE, and 28% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

2 BAYCROFT CLOSE: Plot and Title Map

2 BAYCROFT CLOSE sits on a plot of roughly 0.117 of an acre, or 475m². The below map shows the location of 2 BAYCROFT CLOSE, 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 2 BAYCROFT CLOSE). 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 2 BAYCROFT CLOSE?

2 BAYCROFT CLOSE is located in PINNER, in the HA5 postcode district. The below map shows the position of No. 2 on BAYCROFT CLOSE.