# 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 |
| Floor area | 51 m² |
| Last sold | £346,500 Aug 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Current heating cost:** £181/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2507-7239-9590-0319-3276)

## 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.

## Property Photos

- ![Photo](/listings/photos/167698208/234747)
- ![Photo](/listings/photos/167698208/234748)
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- ![Photo](/listings/photos/167698208/234760)
- ![Photo](/listings/photos/167698208/234761)
- ![Photo](/listings/photos/167698208/234762)
- ![Photo](/listings/photos/167698208/234763)

## 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] 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] 65 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £366,950 | 20/12/2022 | Flat |
| [Same street] 60 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £349,950 | 19/12/2022 | Flat |
| [Same street] 58 BOURNE COURT, SOUTH RUISLIP, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6ET | £362,000 | 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 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 |
| 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.*

## Price per Square Metre

- **£/m²:** £7,255/m²

## 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)