2, HARECROFT LANE, ICKENHAM, UXBRIDGE, UB10 8FD - £1,165,000

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 HARECROFT LANE is a very large detached house of 258m², built sometime from 2012 onwards, which could now be worth an estimated £1,166,342. It was last sold for £1,165,000 in December 2024, which was around 26% above the average December 2024 detached price in the Hillingdon local authority area. The most recent EPC inspection was May 2024, where the current energy rating was C, and the potential energy rating was B.

2 HARECROFT LANE Sold Prices

Land registry data shows two sales for 2 HARECROFT LANE 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 HARECROFT LANE 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
2024 13 DEC	£1,165,000	£927,114	26% above HPI
2012 28 SEP	£900,000	£531,339	69% above HPI

2 HARECROFT LANE 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 HARECROFT LANE sales from September 2012 and December 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 September 2012 sale was for 69% above the HPI. So the extrapolation line tracks at 69% above the HPI over time, until the December 2024 sale, where it falls to 26% above the HPI. The line then continues to track at 26% above the HPI.

What might 2 HARECROFT LANE be worth now?

2 HARECROFT LANE might now be worth an estimated £1,166,342.

This is based on house price inflation of 0.1%, between December 2024 and February 2025, 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 0.1% inflationary increase is applied to the most recent sale price for 2 HARECROFT LANE of £1,165,000 on 13th December 2024. For the value to have increased from £1,165,000 to £1,166,342 over the one year and ten months to February 2025, the following assumptions must hold true:

• The value of 2 HARECROFT LANE has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The December 2024 sale price of £1,165,000 represented a fair market value for the property.
• The size, condition, and specification of 2 HARECROFT LANE has not materially changed since December 2024.

How Large is 2 HARECROFT LANE?

2 HARECROFT LANE is 258m² according to the EPC inspection conducted in May 2024. This puts it in the largest 20% of detached houses houses in London, based on EPC data. The below chart shows the distribution of detached houses houses by size in London, and where 2 HARECROFT LANE lies on this distribution: 86% of detached houses houses are smaller than 2 HARECROFT LANE, and 13% of houses are larger. Note that EPC data is not available for all properties in London.

2 HARECROFT LANE: Plot and Title Map

2 HARECROFT LANE sits on a plot of roughly 0.064 of an acre, or 259m². The below map shows the location of 2 HARECROFT LANE, 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 HARECROFT LANE). 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 HARECROFT LANE?

2 HARECROFT LANE is located in ICKENHAM, in the UB10 postcode district. The below map shows the position of No. 2 on HARECROFT LANE.