2, PINN WAY, RUISLIP, HA4 7QJ - £520,000

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 PINN WAY is a midsized extended detached house of 116m², built sometime between 1930 and 1949. It was last sold for £520,000 in January 2007, which was around 15% above the average January 2007 detached price in the Hillingdon local authority area. The most recent EPC inspection was June 2016, where the current energy rating was E, and the potential energy rating was C.

2 PINN WAY Sold Prices

Land registry data shows two sales for 2 PINN WAY 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 PINN WAY 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
2007 16 JAN	£520,000	£452,238	15% above HPI
1998 1 MAY	£227,000	£201,970	12% above HPI

2 PINN WAY 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 PINN WAY sales from May 1998 and January 2007 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 May 1998 sale was for 12% above the HPI. So the extrapolation line tracks at 12% above the HPI over time, until the January 2007 sale, where it rises to 15% above the HPI. The line then continues to track at 15% above the HPI.

What might 2 PINN WAY be worth now?

2 PINN WAY might now be worth an estimated £1,056,780.

This is based on house price inflation of 103.2%, between January 2007 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 103.2% inflationary increase is applied to the most recent sale price for 2 PINN WAY of £520,000 on 16th January 2007. For the value to have increased from £520,000 to £1,056,780 over the sixteen years and one month to December 2024, the following assumptions must hold true:

• The value of 2 PINN WAY has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The January 2007 sale price of £520,000 represented a fair market value for the property.
• The size, condition, and specification of 2 PINN WAY has not materially changed since January 2007.

How Large is 2 PINN WAY?

2 PINN WAY is 116m², which includes two extensions, according to the EPC inspection conducted in June 2016. This puts it in the smallest 50% 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 PINN WAY lies on this distribution: 47% of detached houses houses are smaller than 2 PINN WAY, and 52% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

2 PINN WAY: Plot and Title Map

2 PINN WAY sits on a plot of roughly 0.117 of an acre, or 474m². The below map shows the location of 2 PINN 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 2 PINN 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 2 PINN WAY?

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