Sold Flat

5

FALCON COURT, BEMBRIDGE GARDENS, RUISLIP, RUISLIP, GREATER LONDON HA4 7ES

2 beds 689 sq ft Listed 13 Oct 2006 (-7232d)

£199,950

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# 2 bedroom flat for sale (HA4 7ES)

## Property Details

| Key | Value |
|-----|-------|
| Address | 5, FALCON COURT, BEMBRIDGE GARDENS, RUISLIP, RUISLIP, GREATER LONDON HA4 7ES |
| Price | £199,950 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 64 m² |
| Last sold | £175,000 Jul 2003 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 10/03/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £357/year
- **Est. upgrade cost to C:** £2,705

### Recommendations
- B (£500 - £1,500)
- L (£900 - £1,200)
- Y (£585 - £725)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8854-7727-2650-2019-9992)

## Description

Large and bright first floor purpose built apartment in popular location. Short walking distance to Ruislip High street and Met/Picc line stations.The A40/M40/M25 road network offers excellent access to London and the Home Counties. Well maintained by it's present owner with accommodation comprising large entrance hall, lounge/dining room, fitted kitchen, family bathroom, two bedrooms and a private garage in a block.

## Property Photos

- ![Photo](/listings/photos/13254875/834671)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| FALCON COURT 5 BEMBRIDGE GARDENS, RUISLIP, HILLINGDON, GREATER LONDON, HA4 7ES | £175,000 | 25/07/2003 | Flat |
| FALCON COURT 5 BEMBRIDGE GARDENS, RUISLIP, HILLINGDON, GREATER LONDON, HA4 7ES | £67,000 | 12/09/1996 | 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 |
|---------|-------|------|------|
| MASTERS COURT FLAT 17 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6JA | £185,000 | 26/01/2026 | Flat |
| SHERLEYS COURT FLAT 15 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DH | £205,000 | 19/12/2025 | Flat |
| SHERLEYS COURT FLAT 7 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DH | £170,000 | 07/11/2025 | Flat |
| SHERLEYS COURT FLAT 27 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DH | £140,000 | 28/11/2023 | Flat |
| MASTERS COURT FLAT 10 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6JA | £215,000 | 11/09/2023 | Flat |
| SHERLEYS COURT FLAT 37 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DH | £180,000 | 15/08/2023 | Flat |
| SHERLEYS COURT FLAT 39 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DH | £140,000 | 28/04/2023 | Flat |
| CHERRY TREE HOUSE, 6 FLAT 9 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6EX | £450,000 | 06/04/2023 | Flat |
| SHERLEYS COURT FLAT 37 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DH | £327,500 | 30/03/2023 | Flat |
| 24 WEST END ROAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DR | £405,000 | 24/11/2022 | Flat |
| MASTERS COURT FLAT 30 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6JA | £177,500 | 11/11/2022 | Flat |
| SHERLEYS COURT FLAT 14 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DH | £365,000 | 10/11/2022 | Flat |
| 307 AYLSHAM DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8UJ | £312,000 | 27/10/2022 | Flat |
| MERLIN COURT 6 BEMBRIDGE GARDENS, RUISLIP, HILLINGDON, GREATER LONDON, HA4 7EU | £335,000 | 30/09/2022 | Flat |
| MASTERS COURT FLAT 16 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6JA | £315,000 | 26/09/2022 | Flat |
| SHERLEYS COURT FLAT 31 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DH | £215,000 | 22/07/2022 | Flat |
| 16 SEAFORD CLOSE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 7EQ | £355,000 | 20/07/2022 | Flat |
| ELTHORNE COURT, 30 9 KINGSEND, RUISLIP, HILLINGDON, GREATER LONDON, HA4 7GE | £425,000 | 15/06/2022 | Flat |
| SHERLEYS COURT FLAT 36 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DH | £335,000 | 01/06/2022 | Flat |
| 313 AYLSHAM DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8UJ | £315,000 | 31/05/2022 | Flat |

**Area average:** £278,350 (20 sales)

## Price vs local average

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

- **Local average:** £302,480 (35 Flat, HA4, 2024–2026)
- **Deviation:** -33.9%

## Rental Range

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

- **Low:** £1,405/mo
- **Realistic:** £1,561/mo
- **Optimistic:** £1,717/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,346/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 |
|------|------|------|------|------|
| 2 Bed Flat, Victoria Road, HA4 | £1,750/mo | 2 | 0.73 miles | OpenRent |

**Average rent: £1,750/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.88% (okay)
- **Max investor price (0.8%):** £218,750
- **Target investor price (1%):** £175,000

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,750/mo).*

- **Gross yield:** 10.5%
- **Cost-to-rent:** 9.5×
- **Monthly cashflow:** £763/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 15.8%

*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:** £3,124/m²

## Capital growth trend

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

- **5y growth:** 2.5%
- **10y growth:** -9.9%

## 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

Floor area

64 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£175,000 Jul 2003

Price per m²

£3,124/m²

Local average

£302,480 (-33.9%)

Deprivation

Decile 8 (25,340 of 33,755)

Street crime

141 incidents within 1 mile (May 2026)

Description

Listed by

Ickenham - Sales

Castlewick

Reference: 13254875

EPC Rating & Upgrade Cost

This certificate expired on 10/03/2024. A new EPC may be required before the property can be marketed or let.

Current rating: C

Potential rating: B

Inspection date: 11/03/2014

Expiry date: 10/03/2024 (expired)

Current heating cost: £357/year

Potential heating cost: £176/year

Est. upgrade cost to C: £2,705

Recommendations

Cavity wall insulation (£500 - £1,500)
Fan-assisted storage heaters (£900 - £1,200)
Heat recovery system for mixer showers (£585 - £725)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

161% since 1996

Event	Date	Price	% change
Sold	25/07/2003 (23 years ago)	£175,000	+161.2%
Sold	12/09/1996 (29 years ago)	£67,000	—

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
MASTERS COURT FLAT 17 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6JA	£185,000	26/01/2026	Flat
SHERLEYS COURT FLAT 15 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DH	£205,000	19/12/2025	Flat
SHERLEYS COURT FLAT 7 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DH	£170,000	07/11/2025	Flat
SHERLEYS COURT FLAT 27 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DH	£140,000	28/11/2023	Flat
MASTERS COURT FLAT 10 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6JA	£215,000	11/09/2023	Flat
SHERLEYS COURT FLAT 37 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DH	£180,000	15/08/2023	Flat
SHERLEYS COURT FLAT 39 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DH	£140,000	28/04/2023	Flat
CHERRY TREE HOUSE, 6 FLAT 9 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6EX	£450,000	06/04/2023	Flat
SHERLEYS COURT FLAT 37 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DH	£327,500	30/03/2023	Flat
24 WEST END ROAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DR	£405,000	24/11/2022	Flat
MASTERS COURT FLAT 30 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6JA	£177,500	11/11/2022	Flat
SHERLEYS COURT FLAT 14 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DH	£365,000	10/11/2022	Flat
307 AYLSHAM DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8UJ	£312,000	27/10/2022	Flat
MERLIN COURT 6 BEMBRIDGE GARDENS, RUISLIP, HILLINGDON, GREATER LONDON, HA4 7EU	£335,000	30/09/2022	Flat
MASTERS COURT FLAT 16 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6JA	£315,000	26/09/2022	Flat
SHERLEYS COURT FLAT 31 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DH	£215,000	22/07/2022	Flat
16 SEAFORD CLOSE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 7EQ	£355,000	20/07/2022	Flat
ELTHORNE COURT, 30 9 KINGSEND, RUISLIP, HILLINGDON, GREATER LONDON, HA4 7GE	£425,000	15/06/2022	Flat
SHERLEYS COURT FLAT 36 WOOD LANE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6DH	£335,000	01/06/2022	Flat
313 AYLSHAM DRIVE, ICKENHAM, UXBRIDGE, HILLINGDON, GREATER LONDON, UB10 8UJ	£315,000	31/05/2022	Flat

Area average: £278,350 (20 sales)

Capital growth trend

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

5y growth 2.5%

10y growth -9.9%

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 £1,405/mo

Realistic £1,561/mo

Optimistic £1,717/mo

Based on Local Authority from postcode lookup → Hillingdon.

LHA (30th percentile) floor for North West London: £1,346/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HA4 7ES

Address

Bembridge Gardens

Nearby

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

Type	Name	Distance
Bus stop	Chichester Avenue	0.1 miles
Shop	Crescent Building Supplies	0.2 miles
Train station	Ruislip	0.3 miles
Shop	Beauty Angels	0.3 miles
Train station	West Ruislip	0.4 miles
Hospital	Watford General Hospital	5.6 miles
University	University of West London	6.5 miles
University	University of West London - Hellenic Institute Of Maritime Studies	6.5 miles
Hospital	Wexham Park Hospital	6.8 miles

Street-level crime

Category	Count
Anti-social behaviour	44
Violence and sexual offences	41
Shoplifting	21
Vehicle crime	10
Robbery	8
Public order	6
Drugs	5
Other theft	2
Bicycle theft	1
Burglary	1
Other crime	1
Possession of weapons	1
Total incidents	141

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
Sacred Heart Catholic Primary School	Primary	0.2 miles	Outstanding — 18 Jul 2024
Pentland Field School	Other	0.5 miles	Good — 13 Feb 2018
Ruislip Gardens Primary School	Primary	0.6 miles	— (Inspected (no overall grade))
Bishop Winnington-Ingram CofE Primary School	Primary	0.6 miles	Good — 16 May 2016
Warrender Primary School	Primary	0.8 miles	Good — 4 Jan 2012

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
2 Bed Flat, Victoria Road, HA4	£1,750/mo	2	0.73 miles	OpenRent

Average rent: £1,750/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.88%

Max investor price (0.8%) £218,750

Target investor price (1%) £175,000

Gross yield 10.5%

Cost-to-rent ratio 9.5×

Monthly cashflow £763/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 15.8%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).