31, RECTORY WAY, ICKENHAM, UXBRIDGE, UB10 8BT - £499,999

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

31 RECTORY WAY is a very small detached house of 85m², built sometime between 1967 and 1975, which could now be worth an estimated £575,039. It was last sold for £499,999 in September 2019, which was around 38% below the average September 2019 detached price in the Hillingdon local authority area. The most recent EPC inspection was February 2022, where the current energy rating was D, and the potential energy rating was B.

31 RECTORY WAY Sold Prices

Land registry data shows two sales for 31 RECTORY WAY 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 31 RECTORY WAY 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
2019 6 SEP	£499,999	£807,058	38% below HPI
2012 29 FEB	£360,000	£510,890	30% below HPI

31 RECTORY WAY 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 31 RECTORY WAY sales from February 2012 and September 2019 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 February 2012 sale was for 30% below the HPI. So the extrapolation line tracks at 30% below the HPI over time, until the September 2019 sale, where it falls to 38% below the HPI. The line then continues to track at 38% below the HPI.

What might 31 RECTORY WAY be worth now?

31 RECTORY WAY might now be worth an estimated £575,039.

This is based on house price inflation of 15%, between September 2019 and February 2025, 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 15% inflationary increase is applied to the most recent sale price for 31 RECTORY WAY of £499,999 on 6th September 2019. For the value to have increased from £499,999 to £575,039 over the six years and seven months to February 2025, the following assumptions must hold true:

• The value of 31 RECTORY WAY has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The September 2019 sale price of £499,999 represented a fair market value for the property.
• The size, condition, and specification of 31 RECTORY WAY has not materially changed since September 2019.

How Large is 31 RECTORY WAY?

31 RECTORY WAY is 85m² according to the EPC inspection conducted in February 2022. This puts it in the smallest 20% of detached houses houses in London, based on EPC data. The below chart shows the distribution of detached houses houses by size in London, and where 31 RECTORY WAY lies on this distribution: 10% of detached houses houses are smaller than 31 RECTORY WAY, and 89% of houses are larger. Note that EPC data is not available for all properties in London.

31 RECTORY WAY: Plot and Title Map

31 RECTORY WAY sits on a plot of roughly 0.059 of an acre, or 239m². The below map shows the location of 31 RECTORY WAY, 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 31 RECTORY WAY). 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 31 RECTORY WAY?

31 RECTORY WAY is located in ICKENHAM, in the UB10 postcode district. The below map shows the position of No. 31 on RECTORY WAY.