28, WESTCOTE RISE, RUISLIP, HA4 7LP - £607,000

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 WESTCOTE RISE is a small detached house of 93m², built sometime between 1930 and 1949, which could now be worth an estimated £670,663. It was last sold for £607,000 in July 2018, which was around 27% below the average July 2018 detached price in the Hillingdon local authority area. The most recent EPC inspection was June 2021, where the current energy rating was D, and the potential energy rating was B.

28 WESTCOTE RISE Sold Prices

Land registry data shows five sales for 28 WESTCOTE RISE since 1^st January 1995. The below table shows the price paid for the five sales, along with the average detached price in the Hillingdon local authority area for the corresponding sale date. All of the five 28 WESTCOTE RISE 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 11 JUL	£607,000	£831,826	27% below HPI
2016 31 MAY	£601,000	£788,139	24% below HPI
2011 12 JAN	£395,000	£501,943	21% below HPI
2006 11 AUG	£363,000	£439,505	17% below HPI
2001 20 AUG	£210,000	£312,351	33% below HPI

28 WESTCOTE RISE 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 five 28 WESTCOTE RISE sales between August 2001 and July 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 May 2016 sale was for 24% below the HPI. So the extrapolation line tracks at 24% below the HPI over time, until the July 2018 sale, where it falls to 27% below the HPI. The line then continues to track at 27% below the HPI.

What might 28 WESTCOTE RISE be worth now?

28 WESTCOTE RISE might now be worth an estimated £670,663.

This is based on house price inflation of 10.5%, between July 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 10.5% inflationary increase is applied to the most recent sale price for 28 WESTCOTE RISE of £607,000 on 11th July 2018. For the value to have increased from £607,000 to £670,663 over the five years and seven months to December 2024, the following assumptions must hold true:

• The value of 28 WESTCOTE RISE has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The July 2018 sale price of £607,000 represented a fair market value for the property.
• The size, condition, and specification of 28 WESTCOTE RISE has not materially changed since July 2018.

How Large is 28 WESTCOTE RISE?

28 WESTCOTE RISE is 93m² according to the EPC inspection conducted in June 2021. 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 28 WESTCOTE RISE lies on this distribution: 24% of detached houses houses are smaller than 28 WESTCOTE RISE, and 75% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

28 WESTCOTE RISE: Plot and Title Map

28 WESTCOTE RISE sits on a plot of roughly 0.115 of an acre, or 466m². The below map shows the location of 28 WESTCOTE RISE, 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 WESTCOTE RISE). 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 WESTCOTE RISE?

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