2, WARRENDER WAY, RUISLIP, HA4 8ED - £250,000

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 WARRENDER WAY is a very small semi-detached house of 79m², built sometime between 2007 and 2011, which could now be worth an estimated £483,183. It was last sold for £250,000 in March 2011, which was around 15% below the average March 2011 semi-detached price in the Hillingdon local authority area. The most recent EPC inspection was March 2022, where the current energy rating was C, and the potential energy rating was C.

2 WARRENDER WAY Sold Prices

Land registry data shows four sales for 2 WARRENDER WAY since 1^st January 1995. The below table shows the price paid for the four sales, along with the average semi-detached price in the Hillingdon local authority area for the corresponding sale date. Most of the four 2 WARRENDER 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
2011 25 MAR	£250,000	£294,295	15% below HPI
2008 24 DEC	£460,000	£274,142	68% above HPI
2007 29 JUN	£460,000	£287,607	60% above HPI
2000 17 MAR	£232,000	£144,610	60% above HPI

2 WARRENDER WAY 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 four 2 WARRENDER WAY sales between March 2000 and March 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 December 2008 sale was for 68% above the HPI. So the extrapolation line tracks at 68% above the HPI over time, until the March 2011 sale, where it falls to 15% below the HPI. The line then continues to track at 15% below the HPI.

What might 2 WARRENDER WAY be worth now?

2 WARRENDER WAY might now be worth an estimated £483,183.

This is based on house price inflation of 93.3%, between March 2011 and December 2024, 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 93.3% inflationary increase is applied to the most recent sale price for 2 WARRENDER WAY of £250,000 on 25th March 2011. For the value to have increased from £250,000 to £483,183 over the twelve years and three months to December 2024, the following assumptions must hold true:

• The value of 2 WARRENDER WAY has moved in line with the HPI for semi-detached houses in the Hillingdon local authority area.
• The March 2011 sale price of £250,000 represented a fair market value for the property.
• The size, condition, and specification of 2 WARRENDER WAY has not materially changed since March 2011.

How Large is 2 WARRENDER WAY?

2 WARRENDER WAY is 79m² according to the EPC inspection conducted in March 2022. This puts it in the smallest 20% of semi-detached houses houses in Ruislip, based on EPC data. The below chart shows the distribution of semi-detached houses houses by size in Ruislip, and where 2 WARRENDER WAY lies on this distribution: 13% of semi-detached houses houses are smaller than 2 WARRENDER WAY, and 87% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

2 WARRENDER WAY: Plot and Title Map

2 WARRENDER WAY sits on a plot of roughly 0.022 of an acre, or 89m². The below map shows the location of 2 WARRENDER 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 WARRENDER 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 WARRENDER WAY?

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