22, WEST END ROAD, RUISLIP, HA4 6DR - £217,500

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 WEST END ROAD is a very small semi-detached house of 66m², built sometime between 1950 and 1966, which could now be worth an estimated £453,075. It was last sold for £217,500 in October 2009, which was around 20% below the average October 2009 semi-detached price in the Hillingdon local authority area. The most recent EPC inspection was August 2009, where the current energy rating was D, and the potential energy rating was C.

22 WEST END ROAD Sold Prices

Land registry data shows three sales for 22 WEST END ROAD 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 WEST END ROAD 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
2009 26 OCT	£217,500	£273,051	20% below HPI
2001 15 OCT	£140,000	£176,858	21% below HPI
1995 30 NOV	£59,950	£83,780	28% below HPI

22 WEST END ROAD 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 WEST END ROAD sales between November 1995 and October 2009 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 October 2001 sale was for 21% below the HPI. So the extrapolation line tracks at 21% below the HPI over time, until the October 2009 sale, where it rises to 20% below the HPI. The line then continues to track at 20% below the HPI.

What might 22 WEST END ROAD be worth now?

22 WEST END ROAD might now be worth an estimated £453,075.

This is based on house price inflation of 108.3%, between October 2009 and December 2024, 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 108.3% inflationary increase is applied to the most recent sale price for 22 WEST END ROAD of £217,500 on 26th October 2009. For the value to have increased from £217,500 to £453,075 over the fourteen years and ten months to December 2024, the following assumptions must hold true:

• The value of 22 WEST END ROAD has moved in line with the HPI for semi-detached houses in the Hillingdon local authority area.
• The October 2009 sale price of £217,500 represented a fair market value for the property.
• The size, condition, and specification of 22 WEST END ROAD has not materially changed since October 2009.

How Large is 22 WEST END ROAD?

22 WEST END ROAD is 66m² according to the EPC inspection conducted in August 2009. This puts it in the smallest 10% 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 WEST END ROAD lies on this distribution: 4% of semi-detached houses houses are smaller than 22 WEST END ROAD, and 96% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

22 WEST END ROAD: Plot and Title Map

22 WEST END ROAD sits on a plot of roughly 0.338 of an acre, or 1,368m². The below map shows the location of 22 WEST END ROAD, 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 WEST END ROAD). 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 WEST END ROAD?

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