WEIRWATER, WEIR COTTAGE, MILL ROAD, WEST DRAYTON, UB7 7EH - £1,200,000

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

WEIRWATER is a very large extended detached house of 406m², built sometime between 1976 and 1982, which could now be worth an estimated £1,346,758. It was last sold for £1,200,000 in April 2017, which was around 47% above the average April 2017 detached price in the Hillingdon local authority area. The most recent EPC inspection was September 2015, where the current energy rating was D, and the potential energy rating was B.

WEIRWATER Sold Prices

Land registry data shows two sales for WEIRWATER 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 WEIRWATER 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
2017 13 APR	£1,200,000	£818,917	47% above HPI
2000 18 JAN	£395,000	£254,386	55% above HPI

WEIRWATER 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 WEIRWATER sales from January 2000 and April 2017 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 January 2000 sale was for 55% above the HPI. So the extrapolation line tracks at 55% above the HPI over time, until the April 2017 sale, where it falls to 47% above the HPI. The line then continues to track at 47% above the HPI.

What might WEIRWATER be worth now?

WEIRWATER might now be worth an estimated £1,346,758.

This is based on house price inflation of 12.2%, between April 2017 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 12.2% inflationary increase is applied to the most recent sale price for WEIRWATER of £1,200,000 on 13th April 2017. For the value to have increased from £1,200,000 to £1,346,758 over the six years and four months to December 2024, the following assumptions must hold true:

• The value of WEIRWATER has moved in line with the HPI for detached houses in the Hillingdon local authority area.
• The April 2017 sale price of £1,200,000 represented a fair market value for the property.
• The size, condition, and specification of WEIRWATER has not materially changed since April 2017.

How Large is WEIRWATER?

WEIRWATER is 406m², which includes one extension, according to the EPC inspection conducted in September 2015. This puts it in the largest 10% of detached houses houses in West Drayton, based on EPC data. The below chart shows the distribution of detached houses houses by size in West Drayton, and where WEIRWATER lies on this distribution: More than 99% of detached houses houses are smaller than WEIRWATER, and less than 1% of houses are larger. Note that EPC data is not available for all properties in West Drayton.

WEIRWATER: Plot and Title Map

WEIRWATER sits on a plot of roughly 1.3 acres, or 5,384m². The below map shows the location of WEIRWATER, 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 WEIRWATER). 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 WEIRWATER?

WEIRWATER, WEIR COTTAGE is located on MILL ROAD in WEST DRAYTON, in the UB7 postcode district. The below map shows the position of WEIRWATER, WEIR COTTAGE on MILL ROAD.