2, WILLOW GROVE, RUISLIP, HA4 6DF - £700,000

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 WILLOW GROVE is a midsized extended detached house of 124m², built sometime between 1930 and 1949. It was last sold for £700,000 in July 2019, which was around 12% below the average July 2019 detached price in the Hillingdon local authority area. The most recent EPC inspection was September 2014, where the current energy rating was D, and the potential energy rating was C.

2 WILLOW GROVE Sold Prices

Land registry data shows two sales for 2 WILLOW GROVE 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 WILLOW GROVE sales were 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
2019 12 JUL	£700,000	£795,823	12% below HPI
2015 28 APR	£632,500	£677,765	7% below HPI

2 WILLOW GROVE 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 WILLOW GROVE sales from April 2015 and July 2019 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 April 2015 sale was for 7% below the HPI. So the extrapolation line tracks at 7% below the HPI over time, until the July 2019 sale, where it falls to 12% below the HPI. The line then continues to track at 12% below the HPI.

What might 2 WILLOW GROVE be worth now?

2 WILLOW GROVE might now be worth an estimated £808,406.

This is based on house price inflation of 15.5%, between July 2019 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 15.5% inflationary increase is applied to the most recent sale price for 2 WILLOW GROVE of £700,000 on 12th July 2019. For the value to have increased from £700,000 to £808,406 over the four years and seven months to December 2024, the following assumptions must hold true:

• The value of 2 WILLOW GROVE has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The July 2019 sale price of £700,000 represented a fair market value for the property.
• The size, condition, and specification of 2 WILLOW GROVE has not materially changed since July 2019.

How Large is 2 WILLOW GROVE?

2 WILLOW GROVE is 124m², which includes two extensions, according to the EPC inspection conducted in September 2014. This puts it in the largest 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 WILLOW GROVE lies on this distribution: 55% of detached houses houses are smaller than 2 WILLOW GROVE, and 44% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

2 WILLOW GROVE: Plot and Title Map

2 WILLOW GROVE sits on a plot of roughly 0.131 of an acre, or 529m². The below map shows the location of 2 WILLOW GROVE, 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 WILLOW GROVE). 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 WILLOW GROVE?

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