22, FAIRACRES, RUISLIP, HA4 8AN - £740,000

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

22 FAIRACRES is a midsized detached house of 124m², built sometime between 1967 and 1975. It was last sold for £740,000 in August 2018, which was around 11% below the average August 2018 detached price in the Hillingdon local authority area. The most recent EPC inspection was March 2024, where the current energy rating was C, and the potential energy rating was C.

22 FAIRACRES Sold Prices

Land registry data shows two sales for 22 FAIRACRES 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 22 FAIRACRES 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
2018 21 AUG	£740,000	£829,214	11% below HPI
1995 15 DEC	£116,000	£149,078	22% below HPI

22 FAIRACRES 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 22 FAIRACRES sales from December 1995 and August 2018 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 1995 sale was for 22% below the HPI. So the extrapolation line tracks at 22% below the HPI over time, until the August 2018 sale, where it rises to 11% below the HPI. The line then continues to track at 11% below the HPI.

What might 22 FAIRACRES be worth now?

22 FAIRACRES might now be worth an estimated £820,188.

This is based on house price inflation of 10.8%, between August 2018 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 10.8% inflationary increase is applied to the most recent sale price for 22 FAIRACRES of £740,000 on 21st August 2018. For the value to have increased from £740,000 to £820,188 over the five years and eight months to December 2024, the following assumptions must hold true:

• The value of 22 FAIRACRES has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The August 2018 sale price of £740,000 represented a fair market value for the property.
• The size, condition, and specification of 22 FAIRACRES has not materially changed since August 2018.

How Large is 22 FAIRACRES?

22 FAIRACRES is 124m² according to the EPC inspection conducted in March 2024. 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 22 FAIRACRES lies on this distribution: 55% of detached houses houses are smaller than 22 FAIRACRES, and 44% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

22 FAIRACRES: Plot and Title Map

22 FAIRACRES sits on a plot of roughly 0.086 of an acre, or 349m². The below map shows the location of 22 FAIRACRES, 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 22 FAIRACRES). 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 22 FAIRACRES?

22 FAIRACRES is located in RUISLIP, in the HA4 postcode district. The below map shows the position of No. 22 on FAIRACRES.