Sold Flat

85 BOURNE COURT

RUISLIP, SOUTH RUISLIP, GREATER LONDON HA4 6ET

1 beds 1 baths 51 m² Listed 2 Oct 2025 (-247d)

£370,000

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# 1 bedroom apartment for sale (HA4 6ET)

## Property Details

| Key | Value |
|-----|-------|
| Address | 85 BOURNE COURT, RUISLIP, SOUTH RUISLIP, GREATER LONDON HA4 6ET |
| Price | £370,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £346,500 Aug 2023 |

## Description

This charming property offers a delightful living experience. Upon entering, you are welcomed by an entrance hall, complete with a convenient storage cupboard. The heart of the home is the modern fitted kitchen, which seamlessly flows into the reception and dining room. This open plan space is ideal for relaxing and it also provides access to a lovely balcony.

The property features a comfortable double bedroom, providing a peaceful retreat and stylish modern bathroom completes this floor.

Bourne Court is set close to amenities within South Ruislip, Ruislip Manor and Eastcote. Local transport links include South Ruislip Train Station offering access to the Central Line into London and the Chiltern Railway service into London Marylebone. Ruislip Manor Station is a short bus ride away and is useful for the Metropolitan/Piccadilly line. For the motorist the A40/M25 is nearby. There are a number of highly regarded schools that cater for children of all ages within close proximity including Bourne Primary School, St Swithun Wells Catholic Primary School and Ruislip HighSchool. Amenities within 10 minutes walk of the property include the Old Dairy Lane development including restaurants, Cineworld, Sainsburys and the Asda supermarkets.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/167698208/234764) - Floorplan 1

## EPC Graphs

- ![EE Rating](/listings/photos/167698208/234765) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 85 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £346,500 | 25/08/2023 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 18 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SW | £245,000 | 09/03/2026 | Flat |
| 24A DEANE AVENUE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SR | £280,000 | 28/03/2025 | Flat |
| [Same street] 90 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £440,000 | 23/11/2023 | Flat |
| VINCENT COURT, 44 FLAT 6 STATION APPROACH, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6RZ | £280,000 | 09/11/2023 | Flat |
| [Same street] 86 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £347,500 | 27/10/2023 | 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 |
| [Same street] 88 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £472,000 | 26/05/2023 | Flat |
| [Same street] 83 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £560,000 | 22/05/2023 | Flat |
| [Same street] 67 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £451,000 | 22/12/2022 | Flat |
| [Same street] 65 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £366,950 | 20/12/2022 | Flat |
| [Same street] 41 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £360,000 | 20/12/2022 | Flat |
| [Same street] 39 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £489,950 | 20/12/2022 | Flat |
| [Same street] 40 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £489,950 | 20/12/2022 | Flat |
| [Same street] 59 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £350,000 | 20/12/2022 | Flat |
| [Same street] 58 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £362,000 | 19/12/2022 | Flat |
| [Same street] 60 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £349,950 | 19/12/2022 | Flat |
| [Same street] 55 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £450,000 | 16/12/2022 | Flat |
| [Same street] 54 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £489,950 | 16/12/2022 | Flat |
| [Same street] 52 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £470,000 | 16/12/2022 | 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 |
| 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 |

**Street average:** £429,950 (15 sales)
**Area average:** £275,875 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £304,465 (34 Flat, HA4, 2024–2026)
- **Deviation:** +21.5%

## Rental Range

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

- **Low:** £2,061/mo
- **Realistic:** £2,290/mo
- **Optimistic:** £2,519/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,097/mo

## 1% Rule

- **Rent ratio:** 0.62% (weak for cashflow)
- **Max investor price (0.8%):** £286,250
- **Target investor price (1%):** £229,000

*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 Area rent estimate.*

## Capital growth trend

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

- **5y growth:** -19.2%
- **10y growth:** -14.7%

## House Price Index (HM Land Registry)

*Official index for London; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -5.5%
- **5y growth (index):** -6.8%
- **10y growth (index):** -1.9%

## 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)

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Property details

Tenure

LEASEHOLD (118 years remaining on lease)

Floor area

51 m²

Last sold

£346,500 Aug 2023

Local average

£304,465 (+21.5%)

Street crime

201 incidents within 1 mile (Mar 2026)

Key features

Modern Ground Floor Apartment
Secure Entry To Gated Development
Private Balcony
One Bedroom
Walking Distance To Underground / Chiltern Railway
Open Plan Kitchen / Dining Room
Long Lease
Recently Built Development
Private Parking
EPC B

Additional details

Parking: Off street, Private, Residents

Description

Immaculate apartment presented in excellent condition, offering a spacious layout, modern finishes, and a private balcony for outdoor enjoyment. Located a short distance to South Ruislip Station (Central Line and Chiltern Railways).

This charming property offers a delightful living experience. Upon entering, you are welcomed by an entrance hall, complete with a convenient storage cupboard. The heart of the home is the modern fitted kitchen, which seamlessly flows into the reception and dining room. This open plan space is ideal for relaxing and it also provides access to a lovely balcony.

The property features a comfortable double bedroom, providing a peaceful retreat and stylish modern bathroom completes this floor.

Bourne Court is set close to amenities within South Ruislip, Ruislip Manor and Eastcote. Local transport links include South Ruislip Train Station offering access to the Central Line into London and the Chiltern Railway service into London Marylebone. Ruislip Manor Station is a short bus ride away and is useful for the Metropolitan/Piccadilly line. For the motorist the A40/M25 is nearby. There are a number of highly regarded schools that cater for children of all ages within close proximity including Bourne Primary School, St Swithun Wells Catholic Primary School and Ruislip HighSchool. Amenities within 10 minutes walk of the property include the Old Dairy Lane development including restaurants, Cineworld, Sainsburys and the Asda supermarkets.

Listed by

Uxbridge

Allday & Miller estate agents

Reference: 167698208

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Sold	25/08/2023 (2 years ago)	£346,500	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). 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
24A DEANE AVENUE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6SR	£280,000	28/03/2025	Flat
Same street 90 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET	£440,000	23/11/2023	Flat
VINCENT COURT, 44 FLAT 6 STATION APPROACH, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6RZ	£280,000	09/11/2023	Flat
Same street 86 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET	£347,500	27/10/2023	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
Same street 88 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET	£472,000	26/05/2023	Flat
Same street 83 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET	£560,000	22/05/2023	Flat
Same street 67 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET	£451,000	22/12/2022	Flat
Same street 65 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET	£366,950	20/12/2022	Flat
Same street 41 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET	£360,000	20/12/2022	Flat
Same street 39 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET	£489,950	20/12/2022	Flat
Same street 40 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET	£489,950	20/12/2022	Flat
Same street 59 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET	£350,000	20/12/2022	Flat
Same street 58 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET	£362,000	19/12/2022	Flat
Same street 60 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET	£349,950	19/12/2022	Flat
Same street 55 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET	£450,000	16/12/2022	Flat
Same street 54 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET	£489,950	16/12/2022	Flat
Same street 52 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET	£470,000	16/12/2022	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
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

Street average: £429,950 (15 sales)

Area average: £275,875 (20 sales)

Capital growth trend

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

5y growth -19.2%

10y growth -14.7%

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

1y (index) -5.5%

5y (index) -6.8%

10y (index) -1.9%

Rental Range

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

Low £2,061/mo

Realistic £2,290/mo

Optimistic £2,519/mo

Based on Postcode area HA → London.

LHA (30th percentile) floor for North West London: £1,097/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HA4 6ET

Nearby

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

Type	Name	Distance
Shop	South Ruislip's Convenience Store	0.1 miles
Bus stop	South Ruislip	0.1 miles
Shop	Trade Electric Wholesale	0.1 miles
Train station	South Ruislip	0.1 miles
Train station	Ruislip Gardens	0.5 miles
Hospital	Cygnet Hospital	2.8 miles
Hospital	The Clementine Churchill Hospital	3.0 miles
University	Lancaster Hotel & Spa	3.4 miles
University	Clifton Halls	3.4 miles

Street-level crime

Category	Count
Violence and sexual offences	48
Vehicle crime	33
Anti-social behaviour	32
Shoplifting	23
Criminal damage and arson	15
Other theft	14
Burglary	9
Public order	7
Theft from the person	6
Drugs	5
Robbery	5
Other crime	2
Bicycle theft	1
Possession of weapons	1
Total incidents	201

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Bourne Primary School	Primary	0.3 miles	Good — 16 Mar 2012
Deanesfield Primary School	Primary	0.5 miles	Good — 11 Jul 2013
Queensmead School	Secondary	0.5 miles	Good — 28 Sep 2022
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

Rental Comparables

Rental listings exist nearby, but none matched the 1-bedroom estimate from EPC for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.62%

Max investor price (0.8%) £286,250

Target investor price (1%) £229,000

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).