21, WILLOW GROVE, RUISLIP, HA4 6DG - £385,000

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

21 WILLOW GROVE is a very small extended detached house of 62m², built sometime between 1930 and 1949. It was last sold for £385,000 in December 2011, which was around 25% below the average December 2011 detached price in the Hillingdon local authority area. The most recent EPC inspection was July 2011, where the current energy rating was D, and the potential energy rating was D.

21 WILLOW GROVE Sold Prices

Land registry data shows two sales for 21 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 21 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
2011 16 DEC	£385,000	£514,242	25% below HPI
2006 8 NOV	£285,000	£444,711	36% below HPI

21 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 21 WILLOW GROVE sales from November 2006 and December 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 November 2006 sale was for 36% below the HPI. So the extrapolation line tracks at 36% below the HPI over time, until the December 2011 sale, where it rises to 25% below the HPI. The line then continues to track at 25% below the HPI.

What might 21 WILLOW GROVE be worth now?

21 WILLOW GROVE might now be worth an estimated £688,084.

This is based on house price inflation of 78.7%, between December 2011 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 78.7% inflationary increase is applied to the most recent sale price for 21 WILLOW GROVE of £385,000 on 16th December 2011. For the value to have increased from £385,000 to £688,084 over the thirteen years to December 2024, the following assumptions must hold true:

• The value of 21 WILLOW GROVE has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The December 2011 sale price of £385,000 represented a fair market value for the property.
• The size, condition, and specification of 21 WILLOW GROVE has not materially changed since December 2011.

How Large is 21 WILLOW GROVE?

21 WILLOW GROVE is 62m², which includes one extension, according to the EPC inspection conducted in July 2011. This puts it in the smallest 10% 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 21 WILLOW GROVE lies on this distribution: 2% of detached houses houses are smaller than 21 WILLOW GROVE, and 98% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

21 WILLOW GROVE: Plot and Title Map

21 WILLOW GROVE sits on a plot of roughly 0.080 of an acre, or 323m². The below map shows the location of 21 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 21 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 21 WILLOW GROVE?

21 WILLOW GROVE is located in RUISLIP, in the HA4 postcode district. The below map shows the position of No. 21 on WILLOW GROVE.