2, EAST MEAD, RUISLIP, HA4 9HH - £550,000

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 EAST MEAD is a small extended detached house of 89m², built sometime between 1930 and 1949. It was last sold for £550,000 in January 2016, which was around 29% below the average January 2016 detached price in the Hillingdon local authority area. The most recent EPC inspection was April 2015, where the current energy rating was E, and the potential energy rating was B.

2 EAST MEAD Sold Prices

Land registry data shows two sales for 2 EAST MEAD 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 EAST MEAD 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
2016 8 JAN	£550,000	£769,319	29% below HPI
1999 15 DEC	£210,000	£252,384	17% below HPI

2 EAST MEAD 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 EAST MEAD sales from December 1999 and January 2016 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 December 1999 sale was for 17% below the HPI. So the extrapolation line tracks at 17% below the HPI over time, until the January 2016 sale, where it falls to 29% below the HPI. The line then continues to track at 29% below the HPI.

What might 2 EAST MEAD be worth now?

2 EAST MEAD might now be worth an estimated £657,059.

This is based on house price inflation of 19.5%, between January 2016 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 19.5% inflationary increase is applied to the most recent sale price for 2 EAST MEAD of £550,000 on 8th January 2016. For the value to have increased from £550,000 to £657,059 over the seven years and one month to December 2024, the following assumptions must hold true:

• The value of 2 EAST MEAD has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The January 2016 sale price of £550,000 represented a fair market value for the property.
• The size, condition, and specification of 2 EAST MEAD has not materially changed since January 2016.

How Large is 2 EAST MEAD?

2 EAST MEAD is 89m², which includes one extension, according to the EPC inspection conducted in April 2015. This puts it in the smallest 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 EAST MEAD lies on this distribution: 21% of detached houses houses are smaller than 2 EAST MEAD, and 78% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

2 EAST MEAD: Plot and Title Map

2 EAST MEAD sits on a plot of roughly 0.105 of an acre, or 426m². The below map shows the location of 2 EAST MEAD, 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 EAST MEAD). 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 EAST MEAD?

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