# 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 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 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% - **10y growth:** -8.5% ## 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)