# 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 3 THE RUNWAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SE | £290,000 | 29/11/2022 | Flat |
| SILVERDENE HOUSE FLAT 1 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 |
| 25 RYDAL WAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0RX | £328,000 | 07/10/2022 | Flat |

**Area average:** £342,493 (20 sales)

## Capital growth trend

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

- **5y growth:** -12%
- **10y growth:** -8.5%

## 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 |