22, THE UPLANDS, RUISLIP, HA4 8QN - £821,500

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 THE UPLANDS is a large semi-detached house of 134m², built sometime between 1930 and 1949, which could now be worth an estimated £948,908. It was last sold for £821,500 in October 2017, which was around 66% above the average October 2017 semi-detached price in the Hillingdon local authority area. The most recent EPC inspection was August 2022, where the current energy rating was D, and the potential energy rating was B.

22 THE UPLANDS Sold Prices

Land registry data shows three sales for 22 THE UPLANDS since 1^st January 1995. The below table shows the price paid for the three sales, along with the average semi-detached price in the Hillingdon local authority area for the corresponding sale date. All of the three 22 THE UPLANDS 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
2017 19 OCT	£821,500	£496,043	66% above HPI
2008 10 SEP	£475,000	£287,651	65% above HPI
2003 28 MAR	£370,000	£228,825	62% above HPI

22 THE UPLANDS 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 three 22 THE UPLANDS sales between March 2003 and October 2017 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 September 2008 sale was for 65% above the HPI. So the extrapolation line tracks at 65% above the HPI over time, until the October 2017 sale, where it rises to 66% above the HPI. The line then continues to track at 66% above the HPI.

What might 22 THE UPLANDS be worth now?

22 THE UPLANDS might now be worth an estimated £948,908.

This is based on house price inflation of 15.5%, between October 2017 and February 2025, 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 15.5% inflationary increase is applied to the most recent sale price for 22 THE UPLANDS of £821,500 on 19th October 2017. For the value to have increased from £821,500 to £948,908 over the eight years and eight months to February 2025, the following assumptions must hold true:

• The value of 22 THE UPLANDS has moved in line with the HPI for semi-detached houses in the Hillingdon local authority area.
• The October 2017 sale price of £821,500 represented a fair market value for the property.
• The size, condition, and specification of 22 THE UPLANDS has not materially changed since October 2017.

How Large is 22 THE UPLANDS?

22 THE UPLANDS is 134m² according to the EPC inspection conducted in August 2022. This puts it in the largest 40% 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 22 THE UPLANDS lies on this distribution: 63% of semi-detached houses houses are smaller than 22 THE UPLANDS, and 36% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

22 THE UPLANDS: Plot and Title Map

22 THE UPLANDS sits on a plot of roughly 0.080 of an acre, or 325m². The below map shows the location of 22 THE UPLANDS, 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 THE UPLANDS). 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 THE UPLANDS?

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