# 18 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SW

## Property details

- Slug: `7c5549c` (address key hash: `7c5549c7e4b8e3f0b4c29ad67c52a39f89a08c9e`)
- Postcode: HA4 6SW
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms (EPC estimate): 1
- Floor area: 49 m²
- EPC rating: C
- Year built: England and Wales: 1967-1975
- Last sold: £245,000 Mar 2026
- Price per m²: £5,000/m²
- Local average: £304,465 (34 sales)
- Street crime: 203 incidents within 1 mile (Mar 2026)

## Latest sale

- Price: £245,000
- Date: 2026-03-09
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Current heating cost:** £483/year
- **Est. upgrade cost to C:** £1,000

### Recommendations
- B (£500 - £1,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0370-2398-5360-2424-0915)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-09 | £245,000 | Flat | +82.2% | — | [View](http://87.117.209.195:8080/house-prices/4e75c29c-cae0-8922-e063-4804a8c094d0) |
| Sold | 2003-12-19 | £134,500 | Flat | — | £247,141 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/0513bda7-a6d4-4bf7-a28a-11fd9845ed32) |

*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 |
|---------|-------|------|------|
| 18 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SW | £245,000 | 09/03/2026 | Flat |
| 18 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SW | £134,500 | 19/12/2003 | Flat |

## Historic listings

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

- Matched listing: [165415868](http://87.117.209.195:8080/listings/bd4e088)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £245,000 |
| listed | 2025-08-06 | £250,000 |
| sold | 2003-01-01 | £134,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 24A DEANE AVENUE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SR | £280,000 | 28/03/2025 | Flat |
| VINCENT COURT, 44 FLAT 6 STATION APPROACH, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6RZ | £280,000 | 09/11/2023 | Flat |
| SPENDALE HOUSE APARTMENT 1 THE RUNWAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SE | £290,000 | 20/10/2023 | Flat |
| 33 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SW | £271,000 | 04/08/2023 | Flat |
| 6 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SW | £140,000 | 23/06/2023 | 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 |
| 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 |
| ALBURY COURT 3 DEANE AVENUE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6TJ | £272,500 | 18/11/2022 | Flat |
| 5 LANGHAM COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6RX | £277,500 | 04/11/2022 | Flat |
| 14 FLAT 4 GREAT CENTRAL AVENUE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6UD | £345,000 | 26/10/2022 | Flat |
| 15 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SW | £265,000 | 25/08/2022 | Flat |
| 14 FLAT 2 GREAT CENTRAL AVENUE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6UD | £395,000 | 29/07/2022 | Flat |
| 20A STATION APPROACH, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6RT | £292,000 | 20/07/2022 | Flat |
| 23 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SW | £165,000 | 18/05/2022 | Flat |
| 1 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SW | £229,500 | 06/05/2022 | Flat |
| 35 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SW | £252,500 | 08/04/2022 | Flat |
| 23 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SW | £142,500 | 01/04/2022 | Flat |
| VINCENT COURT, 44 FLAT 2 STATION APPROACH, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6RZ | £277,000 | 28/03/2022 | Flat |

**Area average:** £277,475 (20 sales)

## Capital growth trend

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

- **5y growth:** -19.2%
- **10y growth:** -11.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.6%
- **5y growth (index):** 1.1%
- **10y growth (index):** 6.9%

## Rental Range

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

- **Low:** £1,398/mo
- **Realistic:** £1,553/mo
- **Optimistic:** £1,708/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area, preferring 1-bedroom lets (EPC estimate for this property). Listings without a bedroom count may still appear — check the Beds column. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Station Approach, HA4 | £3,000/mo | 1 | 0.02 miles | OpenRent |
| Studio Flat, West End Road, HA4 | £1,060/mo | 1 | 0.29 miles | OpenRent |
| Studio Flat, West End Road, HA4 | £1,096/mo | 1 | 0.29 miles | OpenRent |
| Studio Flat, The Fairway, HA4 | £1,500/mo | 1 | 0.45 miles | OpenRent |
| 1 Bed Flat, Victoria Road, HA4 | £1,400/mo | 1 | 0.58 miles | OpenRent |

**Average rent: £1,611/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 6.9%
- **Cost-to-rent:** 14.6×
- **Monthly cashflow:** £270/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.6%

*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 | 47 |
| Anti-social behaviour | 33 |
| Vehicle crime | 33 |
| Shoplifting | 23 |
| Criminal damage and arson | 16 |
| Other theft | 14 |
| Burglary | 9 |
| Public order | 7 |
| Robbery | 6 |
| Theft from the person | 6 |
| Drugs | 5 |
| Other crime | 2 |
| Bicycle theft | 1 |
| Possession of weapons | 1 |
| **Total incidents** | **203** |

*Within 1 mile during Mar 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 |
|------|------|----------|--------|
| Bourne Primary School | Primary | 0.3 miles | Good — 16 Mar 2012 |
| Queensmead School | Secondary | 0.5 miles | Good — 28 Sep 2022 |
| Deanesfield Primary School | Primary | 0.5 miles | Good — 11 Jul 2013 |
| St Swithun Wells Catholic Primary School | Primary | 0.7 miles | Good — 30 Apr 2024 |
| Ruislip High School | Secondary | 0.7 miles | Outstanding — 29 Jan 2024 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #17038981
- **Address:** 18 Bourne Court, Station Approach, HA4 6SW
- **Certificate Issued:** 23/11/2025
- **Work Completed:** 02/10/2025
- **Items:** 4 window(s)

### FENSA Certificate #2254163
- **Address:** 18 Bourne Court, Station Approach, South Ruislip, HA4 6SW
- **Certificate Issued:** 29/11/2004
- **Work Completed:** 05/11/2004
- **Items:** 4 window(s)