2, COPPICE CLOSE, RUISLIP, HA4 7NT - £440,000

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 COPPICE CLOSE is a very small extended detached house of 85m², built sometime between 1930 and 1949. It was last sold for £440,000 in December 2011, which was around 14% below the average December 2011 detached price in the Hillingdon local authority area. The most recent EPC inspection was September 2011, where the current energy rating was E, and the potential energy rating was E.

2 COPPICE CLOSE Sold Prices

Land registry data shows two sales for 2 COPPICE CLOSE 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 2 COPPICE CLOSE 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
2011 7 DEC	£440,000	£514,242	14% below HPI
1995 2 NOV	£125,000	£147,643	15% below HPI

2 COPPICE 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 two 2 COPPICE CLOSE sales from November 1995 and December 2011 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 November 1995 sale was for 15% below the HPI. So the extrapolation line tracks at 15% below the HPI over time, until the December 2011 sale, where it rises to 14% below the HPI. The line then continues to track at 14% below the HPI.

What might 2 COPPICE CLOSE be worth now?

2 COPPICE CLOSE might now be worth an estimated £786,381.

This is based on house price inflation of 78.7%, between December 2011 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 78.7% inflationary increase is applied to the most recent sale price for 2 COPPICE CLOSE of £440,000 on 7th December 2011. For the value to have increased from £440,000 to £786,381 over the thirteen years to December 2024, the following assumptions must hold true:

• The value of 2 COPPICE CLOSE has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The December 2011 sale price of £440,000 represented a fair market value for the property.
• The size, condition, and specification of 2 COPPICE CLOSE has not materially changed since December 2011.

How Large is 2 COPPICE CLOSE?

2 COPPICE CLOSE is 85m², which includes one extension, according to the EPC inspection conducted in September 2011. This puts it in the smallest 20% 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 COPPICE CLOSE lies on this distribution: 18% of detached houses houses are smaller than 2 COPPICE CLOSE, and 82% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

2 COPPICE CLOSE: Plot and Title Map

2 COPPICE CLOSE sits on a plot of roughly 0.102 of an acre, or 413m². The below map shows the location of 2 COPPICE 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 COPPICE 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 COPPICE CLOSE?

2 COPPICE CLOSE is located in RUISLIP, in the HA4 postcode district. The below map shows the position of No. 2 on COPPICE CLOSE.