32, WILLOW GARDENS, RUISLIP, HA4 6JT - £460,000

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

32 WILLOW GARDENS is a very small extended detached house of 75m², built sometime between 1930 and 1949. It was last sold for £460,000 in June 2014, which was around 25% below the average June 2014 detached price in the Hillingdon local authority area. The most recent EPC inspection was February 2014, where the current energy rating was E, and the potential energy rating was B.

32 WILLOW GARDENS Sold Prices

Land registry data shows two sales for 32 WILLOW GARDENS 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 32 WILLOW GARDENS 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
2014 9 JUN	£460,000	£609,746	25% below HPI
1996 8 JUL	£90,000	£154,309	42% below HPI

32 WILLOW GARDENS 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 32 WILLOW GARDENS sales from July 1996 and June 2014 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 July 1996 sale was for 42% below the HPI. So the extrapolation line tracks at 42% below the HPI over time, until the June 2014 sale, where it rises to 25% below the HPI. The line then continues to track at 25% below the HPI.

What might 32 WILLOW GARDENS be worth now?

32 WILLOW GARDENS might now be worth an estimated £693,357.

This is based on house price inflation of 50.7%, between June 2014 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 50.7% inflationary increase is applied to the most recent sale price for 32 WILLOW GARDENS of £460,000 on 9th June 2014. For the value to have increased from £460,000 to £693,357 over the nine years and six months to December 2024, the following assumptions must hold true:

• The value of 32 WILLOW GARDENS has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The June 2014 sale price of £460,000 represented a fair market value for the property.
• The size, condition, and specification of 32 WILLOW GARDENS has not materially changed since June 2014.

How Large is 32 WILLOW GARDENS?

32 WILLOW GARDENS is 75m², which includes two extensions, according to the EPC inspection conducted in February 2014. This puts it in the smallest 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 32 WILLOW GARDENS lies on this distribution: 10% of detached houses houses are smaller than 32 WILLOW GARDENS, and 90% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

32 WILLOW GARDENS: Plot and Title Map

32 WILLOW GARDENS sits on a plot of roughly 0.105 of an acre, or 426m². The below map shows the location of 32 WILLOW GARDENS, 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 32 WILLOW GARDENS). 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 32 WILLOW GARDENS?

32 WILLOW GARDENS is located in RUISLIP, in the HA4 postcode district. The below map shows the position of No. 32 on WILLOW GARDENS.