# 3 bedroom semi-detached house for sale (HA4 0TN) ## Property Details | Key | Value | |-----|-------| | Address | 106 WEST MEAD, RUISLIP, GREATER LONDON HA4 0TN | | Price | £625,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Last sold | £600,000 Jul 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** G - **Potential rating:** B - **Expiry date:** 07/03/2032 - **Current heating cost:** £2,328/year - **Est. upgrade cost to C:** £24,500 ### Recommendations - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - S (£3,000 - £7,000) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0350-2108-9170-2202-2421) ## Description ANOTHER PROPERTY SOLD BY COOPERS Situated in an ideal location, this three-bedroom semi detached property is a short walk from the tube and overground for trains into London, and is also handy for local shops and highly-rated local schools. This home presents huge potential to create the perfect home for a family. It also offers scope to extend, subject to the necessary planning permissions. A viewing of this abode is recommended as soon as possible. **Directions** - From our Ruislip Manor office on Victoria Road turn left and continue to the roundabout. Continue straight over remaining on Victoria Road. At the next roundabout continue straight. Take the fourth left into West Mead and continue down the road and the house is located on the left hand side. **Situation** - Perfectly positioned for convenience, West Mead is just moments from South Ruislip's existing and exciting new shopping and transport facilities. For the motorist, there are excellent connections to central London via the M25 and the M40, making it a popular choice for city bankers and professionals. Commuters are well suited with five London Underground stations in the area and with tube and National Rail services from South Ruislip Station which is only half a mile away, travelling into the city via the Central or alternatively via the BR line couldn't be easier - Marylebone Station in just 25 minutes, with regular trains every 15 minutes. Other nearby stations include Ruislip or Ruislip Manor on the Piccadilly/Metropolitan. For families, there are a number of highly regarded schools that cater for children of all ages within close proximity to include St Swithun Wells and Ruislip High School. **Description** - This semi detached home is in need of renovation throughout and is perfect for anyone looking to put their own stamp on a property. As you enter the property via the porch, you are greeted with a welcoming hallway offering access to the downstairs accomodation and a staircase to the first floor. The living room located to the front of the home is a good size and benefits from the charm of a large window filling the room with natural light. The kitchen and dining room are located to the rear of the property and both of the rooms offer access to the conservatory leading to the garden. The kitchen area currently offers worktop unit space and storage cupboards. The dining roomis spacious and is overlooking the rear garden. Upstairs to the first floor, there are three great sized bedrooms, a family bathroom and a seperate w/c. The bedroom to the front is a great size and benefits from a large window and ample space for storage. **Outside** - To the front of the property, there is a driveway providing off street parking for vehicles. The spacious rear garden is laid to lawn and there is access to the garage which is used for storage. ## Property Photos - ![Photo](/listings/photos/120876716/377455) - ![Photo](/listings/photos/120876716/377464) - ![Photo](/listings/photos/120876716/377475) - ![Photo](/listings/photos/120876716/377485) - ![Photo](/listings/photos/120876716/377496) - ![Photo](/listings/photos/120876716/377499) - ![Photo](/listings/photos/120876716/377502) - ![Photo](/listings/photos/120876716/377505) - ![Photo](/listings/photos/120876716/377507) - ![Photo](/listings/photos/120876716/377508) - ![Photo](/listings/photos/120876716/377510) ## Floorplans - ![Floorplan 1](/listings/photos/120876716/377512) - Floorplan 1 ## EPC Graphs - ![EE Rating](/listings/photos/120876716/377515) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 106 WEST MEAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0TN | £600,000 | 14/07/2022 | Semi-detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 58 MELTHORNE DRIVE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0TR | £625,000 | 15/09/2023 | Semi-detached | | 67 WEST MEAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0TW | £573,000 | 28/07/2023 | Semi-detached | | 98 QUEENS WALK, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0NS | £565,000 | 25/07/2023 | Semi-detached | | 18 THE VALE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0SG | £535,000 | 17/05/2023 | Semi-detached | | 106 QUEENS WALK, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0NS | £500,000 | 15/05/2023 | Semi-detached | | 65 WEST MEAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0TW | £625,000 | 10/11/2022 | Semi-detached | | 156 THE FAIRWAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0SH | £615,000 | 24/10/2022 | Semi-detached | | 116 THE FAIRWAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0SH | £655,000 | 31/08/2022 | Semi-detached | | 11 CREST GARDENS, RUISLIP, HILLINGDON, GREATER LONDON, HA4 9HB | £504,500 | 08/08/2022 | Semi-detached | | 12 THE VALE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0SG | £555,000 | 28/07/2022 | Semi-detached | | 9 ABBOT CLOSE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0NH | £547,000 | 21/03/2022 | Semi-detached | | 76 QUEENS WALK, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0LU | £615,000 | 24/02/2022 | Semi-detached | | 7 MELTHORNE DRIVE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0TS | £594,250 | 14/01/2022 | Semi-detached | | 43 WEST MEAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0TW | £560,000 | 09/12/2021 | Semi-detached | | 76 MELTHORNE DRIVE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0TR | £601,000 | 01/12/2021 | Semi-detached | | 23 CREST GARDENS, RUISLIP, HILLINGDON, GREATER LONDON, HA4 9HB | £533,000 | 05/11/2021 | Semi-detached | | [Same street] 130 WEST MEAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0TN | £715,000 | 29/09/2021 | Semi-detached | | 23 MELTHORNE DRIVE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0TS | £570,000 | 28/09/2021 | Semi-detached | | 53 WEST MEAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0TW | £610,000 | 13/09/2021 | Semi-detached | | 146 QUEENS WALK, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0NS | £550,000 | 03/09/2021 | Semi-detached | | 112 QUEENS WALK, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0NS | £527,000 | 29/06/2021 | Semi-detached | **Street average:** £715,000 (1 sale) **Area average:** £572,988 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £640,893 (32 Semi-detached, HA4, 2024–2026) - **Deviation:** -2.5% ## 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).* - **LHA floor (this property size):** £1,675/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 3 Bed Flat, Queens Walk, HA4 | £1,900/mo | 3 | 0.19 miles | OpenRent | | 3 Bed Terraced House, Exmouth Road, HA4 | £2,350/mo | 3 | 0.21 miles | OpenRent | **Average rent: £2,125/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.34% (weak for cashflow) - **Max investor price (0.8%):** £265,625 - **Target investor price (1%):** £212,500 *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 £2,125/mo).* - **Gross yield:** 4.1% - **Cost-to-rent:** 24.5× - **Monthly cashflow:** £-574/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -3.8% *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).* ## Price per Square Metre - **£/m²:** £7,184/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 10% - **10y growth:** 26.3% ## House Price Index (HM Land Registry) *Official index for Hillingdon; Semi-detached series; as of March 2026.* - **1y growth (index):** 1.7% - **5y growth (index):** 13.5% - **10y growth (index):** 24.4% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)