2, STAINBY CLOSE, WEST DRAYTON, UB7 9NH - £538,000

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 STAINBY CLOSE is a very small extended semi-detached house of 90m², built sometime between 1976 and 1982, which could now be worth an estimated £571,522. It was last sold for £538,000 in May 2024, which was about the average May 2024 semi-detached price in the Hillingdon local authority area. The most recent EPC inspection was February 2022, where the current energy rating was C, and the potential energy rating was B.

2 STAINBY CLOSE Sold Prices

Land registry data shows three sales for 2 STAINBY CLOSE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Hillingdon local authority area for the corresponding sale date. The three 2 STAINBY CLOSE sales were a mix of roughly equal to the average price, above the average price, and 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
2024 3 MAY	£538,000	£539,368	Close to HPI
1999 16 JUN	£117,500	£126,169	7% below HPI
1995 25 OCT	£86,000	£85,167	1% above HPI

2 STAINBY CLOSE Price Paid vs. HPI Average

The below graph shows the average semi-detached house price in the Hillingdon local authority area over time, sourced from the HPI. The three 2 STAINBY CLOSE sales between October 1995 and May 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 June 1999 sale was for 7% below the HPI. So the extrapolation line tracks at 7% below the HPI over time, until the May 2024 sale, where it rises to roughly the same level as the HPI. The line then continues to track in line with the HPI.

What might 2 STAINBY CLOSE be worth now?

2 STAINBY CLOSE might now be worth an estimated £571,522.

This is based on house price inflation of 6.2%, between May 2024 and February 2025, for semi-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 6.2% inflationary increase is applied to the most recent sale price for 2 STAINBY CLOSE of £538,000 on 3rd May 2024. For the value to have increased from £538,000 to £571,522 over the one year and three months to February 2025, the following assumptions must hold true:

• The value of 2 STAINBY CLOSE has moved in line with the HPI for semi-detached houses in the Hillingdon local authority area.
• The May 2024 sale price of £538,000 represented a fair market value for the property.
• The size, condition, and specification of 2 STAINBY CLOSE has not materially changed since May 2024.

How Large is 2 STAINBY CLOSE?

2 STAINBY CLOSE is 90m², which includes one extension, according to the EPC inspection conducted in February 2022. This puts it in the smallest 20% of semi-detached houses houses in West Drayton, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in West Drayton, and where 2 STAINBY CLOSE lies on this distribution: 19% of semi-detached houses houses are smaller than 2 STAINBY CLOSE, and 78% of houses are larger. Note that EPC data is not available for all properties in West Drayton.

2 STAINBY CLOSE: Plot and Title Map

2 STAINBY CLOSE sits on a plot of roughly 0.055 of an acre, or 224m². The below map shows the location of 2 STAINBY 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 STAINBY 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 STAINBY CLOSE?

2 STAINBY CLOSE is located in WEST DRAYTON, in the UB7 postcode district. The below map shows the position of No. 2 on STAINBY CLOSE.