33, KINGSEND, RUISLIP, HA4 7DD - £1,420,000

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

33 KINGSEND is a very large extended detached house of 200m², built sometime between 1930 and 1949. It was last sold for £1,420,000 in July 2024, which was around 57% above the average July 2024 detached price in the Hillingdon local authority area. The most recent EPC inspection was October 2023, where the current energy rating was C, and the potential energy rating was B.

33 KINGSEND Sold Prices

Land registry data shows two sales for 33 KINGSEND 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 33 KINGSEND 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
2024 16 JUL	£1,420,000	£902,148	57% above HPI
2016 9 SEP	£825,000	£807,054	2% above HPI

33 KINGSEND 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 33 KINGSEND sales from September 2016 and July 2024 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 September 2016 sale was for 2% above the HPI. So the extrapolation line tracks at 2% above the HPI over time, until the July 2024 sale, where it rises to 57% above the HPI. The line then continues to track at 57% above the HPI.

What might 33 KINGSEND be worth now?

33 KINGSEND might now be worth an estimated £1,446,634.

This is based on house price inflation of 1.9%, between July 2024 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 1.9% inflationary increase is applied to the most recent sale price for 33 KINGSEND of £1,420,000 on 16th July 2024. For the value to have increased from £1,420,000 to £1,446,634 over the seven months to December 2024, the following assumptions must hold true:

• The value of 33 KINGSEND has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The July 2024 sale price of £1,420,000 represented a fair market value for the property.
• The size, condition, and specification of 33 KINGSEND has not materially changed since July 2024.

How Large is 33 KINGSEND?

33 KINGSEND is 200m², which includes two extensions, according to the EPC inspection conducted in October 2023. 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 33 KINGSEND lies on this distribution: 92% of detached houses houses are smaller than 33 KINGSEND, and 8% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

33 KINGSEND: Plot and Title Map

33 KINGSEND sits on a plot of roughly 0.187 of an acre, or 755m². The below map shows the location of 33 KINGSEND, 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 33 KINGSEND). 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 33 KINGSEND?

33 KINGSEND is located in RUISLIP, in the HA4 postcode district. The below map shows the position of No. 33 on KINGSEND.