WILLOW MEAD, PINNER HILL, PINNER, HA5 3XU - £1,850,000

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

WILLOW MEAD is a very large extended detached house of 464m², built sometime between 1930 and 1949, which could now be worth an estimated £3,079,977. It was last sold for £1,850,000 in August 2012, which was around 161% above the average August 2012 detached price in the Harrow local authority area. The most recent EPC inspection was October 2010, where the current energy rating was F, and the potential energy rating was D.

WILLOW MEAD Sold Prices

Land registry data shows two sales for WILLOW MEAD since 1^st January 1995. The below table shows the price paid for the two sales, along with the average detached price in the Harrow local authority area for the corresponding sale date. Both of the two WILLOW MEAD 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
2012 3 AUG	£1,850,000	£709,246	161% above HPI
1997 29 MAY	£670,000	£220,544	204% above HPI

WILLOW MEAD Price Paid vs. HPI Average

The below graph shows the average detached house price in the Harrow local authority area over time, sourced from the HPI. The two WILLOW MEAD sales from May 1997 and August 2012 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 May 1997 sale was for 204% above the HPI. So the extrapolation line tracks at 204% above the HPI over time, until the August 2012 sale, where it falls to 161% above the HPI. The line then continues to track at 161% above the HPI.

What might WILLOW MEAD be worth now?

WILLOW MEAD might now be worth an estimated £3,079,977.

This is based on house price inflation of 66.5%, between August 2012 and December 2024, for detached houses, in the Harrow local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 66.5% inflationary increase is applied to the most recent sale price for WILLOW MEAD of £1,850,000 on 3rd August 2012. For the value to have increased from £1,850,000 to £3,079,977 over the eleven years and eight months to December 2024, the following assumptions must hold true:

• The value of WILLOW MEAD has moved in line with the HPI for detached houses in the Harrow local authority area.
• The August 2012 sale price of £1,850,000 represented a fair market value for the property.
• The size, condition, and specification of WILLOW MEAD has not materially changed since August 2012.

How Large is WILLOW MEAD?

WILLOW MEAD is 464m², which includes two extensions, according to the EPC inspection conducted in October 2010. This puts it in the largest 10% of detached houses houses in Pinner, based on EPC data. The below chart shows the distribution of detached houses houses by size in Pinner, and where WILLOW MEAD lies on this distribution: More than 99% of detached houses houses are smaller than WILLOW MEAD, and less than 1% of houses are larger. Note that EPC data is not available for all properties in Pinner.

WILLOW MEAD: Plot and Title Map

WILLOW MEAD sits on a plot of roughly 1.1 acres, or 4,440m². The below map shows the location of WILLOW MEAD, 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 WILLOW MEAD). 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 WILLOW MEAD?

WILLOW MEAD is located on PINNER HILL in PINNER, in the HA5 postcode district. The below map shows the position of WILLOW MEAD on PINNER HILL.