Flats/Maisonettes 2 sales on record

AMBER COURT

2 6 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF

£310,000

Location

Map view View on Google Maps View on OpenStreetMap Street View HA4 0FF

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	South Ruislip Station	0.1 miles
Train station	South Ruislip	0.1 miles
Shop	Asda Opticians	0.1 miles
University	Unknown	3.9 miles
Hospital	Hounslow Medical Centre	6.2 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Last sold

£310,000 Apr 2026

Local average

£304,623 (35 sales)

Street crime

211 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	15/04/2026	£310,000	Flat	-3.1%	£310,000 to April 2026	View transaction
Sold	08/03/2018	£319,995	Flat	—	£319,995 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£310,000
listed	23/07/2025	£320,000
sold	01/01/2018	£319,995

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
HARLEQUIN COURT, 6 2 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF	£380,000	15/01/2026	Flat
FAWN COURT, 12 28 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF	£400,000	14/08/2025	Flat
KIPLING HOUSE, 573 FLAT 5 VICTORIA ROAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0GE	£315,000	20/06/2025	Flat
KIPLING HOUSE, 573 FLAT 1 VICTORIA ROAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0GE	£316,000	30/11/2023	Flat
BURGUNDY COURT, 31 13 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0GD	£400,000	27/10/2023	Flat
SPENDALE HOUSE APARTMENT 1 THE RUNWAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SE	£290,000	20/10/2023	Flat
DOLOMITE COURT, 26 5 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0GD	£149,850	25/08/2023	Flat
476A VICTORIA ROAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0EX	£365,000	21/08/2023	Flat
GRAPHITE COURT, 8 15 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF	£395,000	09/08/2023	Flat
2 GREAT CENTRAL AVENUE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6TR	£305,000	02/06/2023	Flat
HOWARD HOUSE FLAT 1 THE RUNWAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SE	£490,000	30/05/2023	Flat
ELIZABETH COURT, 571 FLAT 3 VICTORIA ROAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0JE	£256,000	19/04/2023	Flat
AMBER COURT, 2 3 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF	£315,000	21/12/2022	Flat
COBALT COURT, 28 3 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0GD	£410,000	12/12/2022	Flat
SILVERDENE HOUSE FLAT 1 THE RUNWAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SE	£290,000	29/11/2022	Flat
SILVERDENE HOUSE FLAT 3 THE RUNWAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SE	£290,000	29/11/2022	Flat
AQUA COURT, 5 9 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF	£400,000	18/11/2022	Flat
GRAPHITE COURT, 8 14 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF	£410,000	11/11/2022	Flat
14 FLAT 4 GREAT CENTRAL AVENUE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6UD	£345,000	26/10/2022	Flat
COBALT COURT, 29 10 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0GD	£399,000	07/10/2022	Flat

Area average: £346,043 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -12.2%

10y growth -10.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Hillingdon. Series: Flats and maisonettes. As of April 2026.

1y (index) -3.8%

5y (index) -1.5%

10y (index) 4.1%

Rental Range

Estimated market rent for Hillingdon. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,401/mo

Realistic £1,557/mo

Optimistic £1,713/mo

Based on Local Authority from postcode lookup → Hillingdon.

LHA (30th percentile) floor for North West London: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 1-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Semi-Detached House, Queens Walk, HA4	£2,600/mo	3	0.47 miles	OpenRent
5 Bed End Terrace, Jubilee Drive, HA4	£3,500/mo	5	0.53 miles	OpenRent

Average rent: £3,050/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.98%

Max investor price (0.8%) £381,250

Target investor price (1%) £305,000

Gross yield 11.8%

Cost-to-rent ratio 8.5×

Monthly cashflow £1,499/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 20%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	70
Anti-social behaviour	55
Vehicle crime	37
Shoplifting	14
Public order	12
Other theft	7
Drugs	6
Robbery	4
Burglary	3
Theft from the person	2
Bicycle theft	1
Total incidents	211

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Deanesfield Primary School	Primary	0.4 miles	Good — 11 Jul 2013
Queensmead School	Secondary	0.4 miles	Good — 28 Sep 2022
Bourne Primary School	Primary	0.4 miles	Good — 16 Mar 2012
St Swithun Wells Catholic Primary School	Primary	0.5 miles	Good — 30 Apr 2024
Ruislip High School	Secondary	0.6 miles	Outstanding — 29 Jan 2024

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# AMBER COURT, 2 6 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF

## Property details

- Slug: `5da4cc8` (address key hash: `5da4cc85fcb68fb90a6c9bb0efbf3bf4da428d15`)
- Postcode: HA4 0FF
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Last sold: £310,000 Apr 2026
- Local average: £304,623 (35 sales)
- Street crime: 211 incidents within 1 mile (May 2026)

## Latest sale

- Price: £310,000
- Date: 2026-04-15
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-15 | £310,000 | Flat | -3.1% | £310,000 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-b36b-b8d0-e063-4704a8c08d98) |
| Sold | 2018-03-08 | £319,995 | Flat | — | £319,995 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/68feb20b-16f5-38da-e053-6c04a8c051ae) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| AMBER COURT, 2 6 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF | £310,000 | 15/04/2026 | Flat |
| AMBER COURT, 2 6 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF | £319,995 | 08/03/2018 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [164855075](http://87.117.209.195:8080/listings/942c2e3)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £310,000 |
| listed | 2025-07-23 | £320,000 |
| sold | 2018-01-01 | £319,995 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| HARLEQUIN COURT, 6 2 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF | £380,000 | 15/01/2026 | Flat |
| FAWN COURT, 12 28 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF | £400,000 | 14/08/2025 | Flat |
| KIPLING HOUSE, 573 FLAT 5 VICTORIA ROAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0GE | £315,000 | 20/06/2025 | Flat |
| KIPLING HOUSE, 573 FLAT 1 VICTORIA ROAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0GE | £316,000 | 30/11/2023 | Flat |
| BURGUNDY COURT, 31 13 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0GD | £400,000 | 27/10/2023 | Flat |
| SPENDALE HOUSE APARTMENT 1 THE RUNWAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SE | £290,000 | 20/10/2023 | Flat |
| DOLOMITE COURT, 26 5 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0GD | £149,850 | 25/08/2023 | Flat |
| 476A VICTORIA ROAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0EX | £365,000 | 21/08/2023 | Flat |
| GRAPHITE COURT, 8 15 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF | £395,000 | 09/08/2023 | Flat |
| 2 GREAT CENTRAL AVENUE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6TR | £305,000 | 02/06/2023 | Flat |
| HOWARD HOUSE FLAT 1 THE RUNWAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SE | £490,000 | 30/05/2023 | Flat |
| ELIZABETH COURT, 571 FLAT 3 VICTORIA ROAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0JE | £256,000 | 19/04/2023 | Flat |
| AMBER COURT, 2 3 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF | £315,000 | 21/12/2022 | Flat |
| COBALT COURT, 28 3 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0GD | £410,000 | 12/12/2022 | Flat |
| SILVERDENE HOUSE FLAT 1 THE RUNWAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SE | £290,000 | 29/11/2022 | Flat |
| SILVERDENE HOUSE FLAT 3 THE RUNWAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SE | £290,000 | 29/11/2022 | Flat |
| AQUA COURT, 5 9 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF | £400,000 | 18/11/2022 | Flat |
| GRAPHITE COURT, 8 14 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF | £410,000 | 11/11/2022 | Flat |
| 14 FLAT 4 GREAT CENTRAL AVENUE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6UD | £345,000 | 26/10/2022 | Flat |
| COBALT COURT, 29 10 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0GD | £399,000 | 07/10/2022 | Flat |

**Area average:** £346,043 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -12.2%
- **10y growth:** -10.1%

## House Price Index (HM Land Registry)

*Official index for Hillingdon; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -3.8%
- **5y growth (index):** -1.5%
- **10y growth (index):** 4.1%

## Rental Range

*ONS Price Index of Private Rents (Hillingdon). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,401/mo
- **Realistic:** £1,557/mo
- **Optimistic:** £1,713/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for North West London (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 1-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Queens Walk, HA4 | £2,600/mo | 3 | 0.47 miles | OpenRent |
| 5 Bed End Terrace, Jubilee Drive, HA4 | £3,500/mo | 5 | 0.53 miles | OpenRent |

**Average rent: £3,050/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.98% (okay)
- **Max investor price (0.8%):** £381,250
- **Target investor price (1%):** £305,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £3,050/mo).*

- **Gross yield:** 11.8%
- **Cost-to-rent:** 8.5×
- **Monthly cashflow:** £1,499/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 20%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 70 |
| Anti-social behaviour | 55 |
| Vehicle crime | 37 |
| Shoplifting | 14 |
| Public order | 12 |
| Other theft | 7 |
| Drugs | 6 |
| Robbery | 4 |
| Burglary | 3 |
| Theft from the person | 2 |
| Bicycle theft | 1 |
| **Total incidents** | **211** |

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Deanesfield Primary School | Primary | 0.4 miles | Good — 11 Jul 2013 |
| Queensmead School | Secondary | 0.4 miles | Good — 28 Sep 2022 |
| Bourne Primary School | Primary | 0.4 miles | Good — 16 Mar 2012 |
| St Swithun Wells Catholic Primary School | Primary | 0.5 miles | Good — 30 Apr 2024 |
| Ruislip High School | Secondary | 0.6 miles | Outstanding — 29 Jan 2024 |