26, EASTFIELDS, PINNER, HA5 2SR - £860,000

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

26 EASTFIELDS is a small detached house of 92m², built sometime between 1950 and 1966. It was last sold for £860,000 in June 2023, which was around 7% below the average June 2023 detached price in the Hillingdon local authority area. The most recent EPC inspection was October 2022, where the current energy rating was C, and the potential energy rating was B.

26 EASTFIELDS Sold Prices

Land registry data shows two sales for 26 EASTFIELDS 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 26 EASTFIELDS 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
2023 9 JUN	£860,000	£925,002	7% below HPI
2011 5 DEC	£485,000	£514,242	6% below HPI

26 EASTFIELDS 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 26 EASTFIELDS sales from December 2011 and June 2023 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 2011 sale was for 6% below the HPI. So the extrapolation line tracks at 6% below the HPI over time, until the June 2023 sale, where it falls to 7% below the HPI. The line then continues to track at 7% below the HPI.

What might 26 EASTFIELDS be worth now?

26 EASTFIELDS might now be worth an estimated £854,484.

This is based on house price deflation of 0.6%, between June 2023 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 0.6% deflationary decrease is applied to the most recent sale price for 26 EASTFIELDS of £860,000 on 9th June 2023. For the value to have decreased from £860,000 to £854,484 over the six months to December 2024, the following assumptions must hold true:

• The value of 26 EASTFIELDS has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The June 2023 sale price of £860,000 represented a fair market value for the property.
• The size, condition, and specification of 26 EASTFIELDS has not materially changed since June 2023.

How Large is 26 EASTFIELDS?

26 EASTFIELDS is 92m² according to the EPC inspection conducted in October 2022. This puts it in the smallest 30% 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 26 EASTFIELDS lies on this distribution: 23% of detached houses houses are smaller than 26 EASTFIELDS, and 76% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

26 EASTFIELDS: Plot and Title Map

26 EASTFIELDS sits on a plot of roughly 0.096 of an acre, or 387m². The below map shows the location of 26 EASTFIELDS, 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 26 EASTFIELDS). 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 26 EASTFIELDS?

26 EASTFIELDS is located in PINNER, in the HA5 postcode district. The below map shows the position of No. 26 on EASTFIELDS.