Sold STC Flat

6

AMBER COURT, 2, ARLA PLACE, RUISLIP, GREATER LONDON HA4 0FF

1 beds 1 baths 560 sq ft Listed 23 Jul 2025 (-362d)

£320,000

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# 1 bedroom flat for sale (HA4 0FF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 6, AMBER COURT, 2, ARLA PLACE, RUISLIP, GREATER LONDON HA4 0FF |
| Price | £320,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Floor area | 52 m² |
| Last sold | £310,000 Apr 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 27/11/2027
- **Current heating cost:** £205/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8694-3085-0539-3827-9933)

## Description

The apartment has a generous entrance hall, with a large built-in storage cupboard. There is a spacious open plan kitchen/lounge/diner boasting a private balcony assessed from the living area. The modern well-appointed kitchen has a range of wall and base units, with some integrated appliances. The comfortable bedroom has bespoke fitted wardrobes and a fresh, modern bathroom completes the accommodation.

Amber Court is part of the 'Arla' development in South Ruislip just a short walk to South Ruislip’s multiple facilities including Central line and Chiltern Line station. It forms part of "The Old Dairy" complex which also incorporates an 11 screen cinema, restaurants as well as shopping facilities and a 24hr Gym.

**Verified Material Information:**

Tenure: Leasehold

Length of Lease: 118 years

Service charge yearly: TBC

Ground Rent: TBC

Local authority: Hillingdon

Council tax band: C

Suppliers:

Electricity supply: Mains, Water supply: Mains water, Sewerage: Mains

Heating: Gas

B**roadband & mobile coverage:**

Broadband: FTTP (Fibre to the Premises)

Mobile coverage: O2 - Excellent, Vodafone - Excellent, Three - Excellent, EE - Excellent

**Disclaimer:**

While we have endeavoured to provide accurate information, we advise prospective buyers to verify all key details with relevant professionals to ensure complete transparency. This property presents immense potential for development, and we encourage interested parties to explore the possibilities that await with this remarkable opportunity.

EPC Rating: C

## Property Photos

- ![Photo](/listings/photos/164855075/1309663)
- ![Photo](/listings/photos/164855075/1309664)
- ![Photo](/listings/photos/164855075/1309665)
- ![Photo](/listings/photos/164855075/1309666)
- ![Photo](/listings/photos/164855075/1309667)
- ![Photo](/listings/photos/164855075/1309668)
- ![Photo](/listings/photos/164855075/1309669)
- ![Photo](/listings/photos/164855075/1309670)

## Floorplans

- ![All](/listings/photos/164855075/1309671) - All

## 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 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] HARLEQUIN COURT, 6 2 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF | £380,000 | 15/01/2026 | Flat |
| [Same street] 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 |
| [Same street] 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 |
| [Same street] 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 |
| [Same street] AQUA COURT, 5 9 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF | £400,000 | 18/11/2022 | Flat |
| [Same street] 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 |
| COBALT COURT, 29 10 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0GD | £399,000 | 07/10/2022 | Flat |
| 25 RYDAL WAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0RX | £328,000 | 07/10/2022 | Flat |
| 50 LONG DRIVE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0JB | £370,000 | 30/09/2022 | Flat |
| [Same street] GRAPHITE COURT, 8 18 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF | £400,000 | 12/09/2022 | Flat |
| 11 RYDAL WAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0RX | £325,000 | 12/09/2022 | Flat |
| [Same street] FAWN COURT, 10 24 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF | £410,000 | 31/08/2022 | Flat |
| 485 VICTORIA ROAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0EQ | £230,000 | 31/08/2022 | Flat |
| [Same street] GRAPHITE COURT, 7 11 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF | £375,000 | 12/08/2022 | Flat |
| 14 FLAT 2 GREAT CENTRAL AVENUE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6UD | £395,000 | 29/07/2022 | Flat |
| 52 LONG DRIVE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0JD | £335,000 | 27/07/2022 | Flat |
| [Same street] FAWN COURT, 9 13 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF | £380,000 | 24/06/2022 | Flat |
| [Same street] FAWN COURT, 12 32 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF | £285,000 | 16/02/2022 | Flat |
| [Same street] FAWN COURT, 13 27 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF | £126,000 | 28/10/2021 | Flat |

**Street average:** £356,333 (12 sales)
**Area average:** £330,193 (20 sales)

## Price vs local average

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

- **Local average:** £304,623 (35 Flat, HA4, 2024–2026)
- **Deviation:** +5%

## 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).*

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

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £194,625
- **Target investor price (1%):** £155,700

*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:** £6,154/m²

## Capital growth trend

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

- **5y growth:** -12.2%
- **10y growth:** -10.1%

## 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%

## 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

Floor area

52 m²

Council tax band

EPC rating

Last sold

£310,000 Apr 2026

Price per m²

£6,154/m²

Local average

£304,623 (+5%)

Deprivation

Decile 5 (14,446 of 33,755)

Street crime

215 incidents within 1 mile (May 2026)

Key features

Stunning top floor apartment
Sought after development
Close to station & amenities
Open plan living
Double bedroom
118 year lease

Additional details

Parking: Off street
Restrictions: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

A stylish and well presented top floor one double bedroom apartment situated in the popular Arla Place development. The property has a private balcony and good size open plan living accommodation. Amber Court is very popular due to the high specification finish of the apartments and the development itself. The property benefits from allocated parking, secure communal entrance and stairs to the upper floors.
The apartment has a generous entrance hall, with a large built-in storage cupboard. There is a spacious open plan kitchen/lounge/diner boasting a private balcony assessed from the living area. The modern well-appointed kitchen has a range of wall and base units, with some integrated appliances. The comfortable bedroom has bespoke fitted wardrobes and a fresh, modern bathroom completes the accommodation.
Amber Court is part of the 'Arla' development in South Ruislip just a short walk to South Ruislip’s multiple facilities including Central line and Chiltern Line station. It forms part of "The Old Dairy" complex which also incorporates an 11 screen cinema, restaurants as well as shopping facilities and a 24hr Gym.
Verified Material Information:
Tenure: Leasehold
Length of Lease: 118 years
Service charge yearly: TBC
Ground Rent: TBC
Local authority: Hillingdon
Council tax band: C
Suppliers:
Electricity supply: Mains, Water supply: Mains water, Sewerage: Mains
Heating: Gas
Broadband & mobile coverage:
Broadband: FTTP (Fibre to the Premises)
Mobile coverage: O2 - Excellent, Vodafone - Excellent, Three - Excellent, EE - Excellent
Disclaimer:

While we have endeavoured to provide accurate information, we advise prospective buyers to verify all key details with relevant professionals to ensure complete transparency. This property presents immense potential for development, and we encourage interested parties to explore the possibilities that await with this remarkable opportunity.

EPC Rating: C

Listed by

Ruislip

Lawrence Rand

Reference: 164855075

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 28/11/2017

Expiry date: 27/11/2027

Current heating cost: £205/year

Potential heating cost: £205/year

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

All

Price history

-3% since 2018

Event	Date	Price	% change
Sold	15/04/2026 (3 months ago)	£310,000	-3.1%
Sold	08/03/2018 (8 years ago)	£319,995	—

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
Same street HARLEQUIN COURT, 6 2 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF	£380,000	15/01/2026	Flat
Same street 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
Same street 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
Same street 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
Same street AQUA COURT, 5 9 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF	£400,000	18/11/2022	Flat
Same street 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
COBALT COURT, 29 10 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0GD	£399,000	07/10/2022	Flat
25 RYDAL WAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0RX	£328,000	07/10/2022	Flat
50 LONG DRIVE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0JB	£370,000	30/09/2022	Flat
Same street GRAPHITE COURT, 8 18 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF	£400,000	12/09/2022	Flat
11 RYDAL WAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0RX	£325,000	12/09/2022	Flat
Same street FAWN COURT, 10 24 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF	£410,000	31/08/2022	Flat
485 VICTORIA ROAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0EQ	£230,000	31/08/2022	Flat
Same street GRAPHITE COURT, 7 11 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF	£375,000	12/08/2022	Flat
14 FLAT 2 GREAT CENTRAL AVENUE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6UD	£395,000	29/07/2022	Flat
52 LONG DRIVE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0JD	£335,000	27/07/2022	Flat
Same street FAWN COURT, 9 13 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF	£380,000	24/06/2022	Flat
Same street FAWN COURT, 12 32 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF	£285,000	16/02/2022	Flat
Same street FAWN COURT, 13 27 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF	£126,000	28/10/2021	Flat

Street average: £356,333 (12 sales)

Area average: £330,193 (20 sales)

Capital growth trend

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

5y growth -12.2%

10y growth -10.1%

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

1y (index) -3.8%

5y (index) -1.5%

10y (index) 4.1%

Rental Range

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

Low £1,401/mo

Realistic £1,557/mo

Optimistic £1,713/mo

Based on Local Authority from postcode lookup → Hillingdon.

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 0FF

Address

London Borough of Hillingdon, Greater London, England, HA4 0HD, United Kingdom

Nearby

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

Type	Name	Distance
Bus stop	South Ruislip Station	0.0 miles
Train station	South Ruislip	0.1 miles
Bus stop	Angus Drive	0.1 miles
Shop	Asda Opticians	0.1 miles
Shop	B&M Stores	0.2 miles
Train station	Ruislip Gardens	0.6 miles
University	Unknown	3.9 miles
Hospital	Hounslow Medical Centre	6.2 miles
Hospital	Watford General Hospital	6.3 miles

Street-level crime

Category	Count
Violence and sexual offences	71
Anti-social behaviour	56
Vehicle crime	38
Shoplifting	14
Public order	12
Other theft	8
Drugs	6
Robbery	4
Burglary	3
Theft from the person	2
Bicycle theft	1
Total incidents	215

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Deanesfield Primary School	Primary	0.3 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

Rental Comparables

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

Rent-driven metrics

Based on Area rent estimate.

This street 7.1% gross yield avg £352,769 sale, £2,100/mo rent

Rent ratio 0.49%

Max investor price (0.8%) £194,625

Target investor price (1%) £155,700

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).