2, WESTBURY CLOSE, RUISLIP, HA4 8EF - £1,000,000

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 WESTBURY CLOSE is a very large extended detached house of 189m², built sometime between 1930 and 1949. It was last sold for £1,000,000 in November 2022, which was around 4% above the average November 2022 detached price in the Hillingdon local authority area. The most recent EPC inspection was January 2021, where the current energy rating was D, and the potential energy rating was B.

2 WESTBURY CLOSE Sold Prices

Land registry data shows two sales for 2 WESTBURY CLOSE 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. One of the two 2 WESTBURY CLOSE sales was for above the average price, whilst the other was 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
2022 14 NOV	£1,000,000	£959,584	4% above HPI
2001 10 AUG	£250,000	£312,351	20% below HPI

2 WESTBURY CLOSE 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 WESTBURY CLOSE sales from August 2001 and November 2022 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 August 2001 sale was for 20% below the HPI. So the extrapolation line tracks at 20% below the HPI over time, until the November 2022 sale, where it rises to 4% above the HPI. The line then continues to track at 4% above the HPI.

What might 2 WESTBURY CLOSE be worth now?

2 WESTBURY CLOSE might now be worth an estimated £957,779.

This is based on house price deflation of 4.2%, between November 2022 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 4.2% deflationary decrease is applied to the most recent sale price for 2 WESTBURY CLOSE of £1,000,000 on 14th November 2022. For the value to have decreased from £1,000,000 to £957,779 over the one year and eleven months to December 2024, the following assumptions must hold true:

• The value of 2 WESTBURY CLOSE has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The November 2022 sale price of £1,000,000 represented a fair market value for the property.
• The size, condition, and specification of 2 WESTBURY CLOSE has not materially changed since November 2022.

How Large is 2 WESTBURY CLOSE?

2 WESTBURY CLOSE is 189m², which includes two extensions, according to the EPC inspection conducted in January 2021. This puts it in the largest 20% 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 WESTBURY CLOSE lies on this distribution: 89% of detached houses houses are smaller than 2 WESTBURY CLOSE, and 10% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

2 WESTBURY CLOSE: Plot and Title Map

2 WESTBURY CLOSE sits on a plot of roughly 0.128 of an acre, or 520m². The below map shows the location of 2 WESTBURY 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 WESTBURY 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 WESTBURY CLOSE?

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