28, ICKENHAM ROAD, RUISLIP, HA4 7BX - £1,200,000

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

28 ICKENHAM ROAD is a very large detached house of 236m², built sometime between 1900 and 1929. It was last sold for £1,200,000 in October 2012, which was around 124% above the average October 2012 detached price in the Hillingdon local authority area. The most recent EPC inspection was June 2012, where the current energy rating was E, and the potential energy rating was C.

28 ICKENHAM ROAD Sold Prices

Land registry data shows two sales for 28 ICKENHAM ROAD 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 28 ICKENHAM ROAD 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
2012 3 OCT	£1,200,000	£534,756	124% above HPI
1997 1 AUG	£380,000	£184,674	106% above HPI

28 ICKENHAM ROAD 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 28 ICKENHAM ROAD sales from August 1997 and October 2012 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 August 1997 sale was for 106% above the HPI. So the extrapolation line tracks at 106% above the HPI over time, until the October 2012 sale, where it rises to 124% above the HPI. The line then continues to track at 124% above the HPI.

What might 28 ICKENHAM ROAD be worth now?

28 ICKENHAM ROAD might now be worth an estimated £2,062,404.

This is based on house price inflation of 71.9%, between October 2012 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 71.9% inflationary increase is applied to the most recent sale price for 28 ICKENHAM ROAD of £1,200,000 on 3rd October 2012. For the value to have increased from £1,200,000 to £2,062,404 over the eleven years and ten months to December 2024, the following assumptions must hold true:

• The value of 28 ICKENHAM ROAD has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The October 2012 sale price of £1,200,000 represented a fair market value for the property.
• The size, condition, and specification of 28 ICKENHAM ROAD has not materially changed since October 2012.

How Large is 28 ICKENHAM ROAD?

28 ICKENHAM ROAD is 236m² according to the EPC inspection conducted in June 2012. This puts it in the largest 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 28 ICKENHAM ROAD lies on this distribution: 97% of detached houses houses are smaller than 28 ICKENHAM ROAD, and 3% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

28 ICKENHAM ROAD: Plot and Title Map

28 ICKENHAM ROAD sits on a plot of roughly 0.382 of an acre, or 1,544m². The below map shows the location of 28 ICKENHAM 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 28 ICKENHAM 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 28 ICKENHAM ROAD?

28 ICKENHAM ROAD is located in RUISLIP, in the HA4 postcode district. The below map shows the position of No. 28 on ICKENHAM ROAD.