ELMWOOD, OLD HOWLETTS LANE, RUISLIP, HA4 7RH - £582,000

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

ELMWOOD is a very large extended detached house of 193m², built sometime between 1930 and 1949. It was last sold for £582,000 in December 2006, which was around 30% above the average December 2006 detached price in the Hillingdon local authority area. The most recent EPC inspection was July 2024, where the current energy rating was E, and the potential energy rating was C.

ELMWOOD Sold Prices

Land registry data shows two sales for ELMWOOD 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 ELMWOOD 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
2006 1 DEC	£582,000	£447,637	30% above HPI
1997 15 AUG	£265,000	£184,674	43% above HPI

ELMWOOD 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 ELMWOOD sales from August 1997 and December 2006 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 43% above the HPI. So the extrapolation line tracks at 43% above the HPI over time, until the December 2006 sale, where it falls to 30% above the HPI. The line then continues to track at 30% above the HPI.

What might ELMWOOD be worth now?

ELMWOOD might now be worth an estimated £1,194,937.

This is based on house price inflation of 105.3%, between December 2006 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 105.3% inflationary increase is applied to the most recent sale price for ELMWOOD of £582,000 on 1st December 2006. For the value to have increased from £582,000 to £1,194,937 over the eighteen years to December 2024, the following assumptions must hold true:

• The value of ELMWOOD has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The December 2006 sale price of £582,000 represented a fair market value for the property.
• The size, condition, and specification of ELMWOOD has not materially changed since December 2006.

How Large is ELMWOOD?

ELMWOOD is 193m², which includes three extensions, according to the EPC inspection conducted in July 2024. 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 ELMWOOD lies on this distribution: 90% of detached houses houses are smaller than ELMWOOD, and 10% of houses are larger. Note that EPC data is not available for all properties in Ruislip.

ELMWOOD: Plot and Title Map

ELMWOOD sits on a plot of roughly 0.128 of an acre, or 519m². The below map shows the location of ELMWOOD, 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 ELMWOOD). 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 ELMWOOD?

ELMWOOD is located on OLD HOWLETTS LANE in RUISLIP, in the HA4 postcode district. The below map shows the position of ELMWOOD on OLD HOWLETTS LANE.