Sold STC Flat

FLAT 5

KIPLING HOUSE, 573, VICTORIA ROAD, RUISLIP, GREATER LONDON HA4 0GE

1 beds 1 baths 915 sq ft Listed 2 Dec 2024 (-558d)

£325,000

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Property details

Tenure

LEASEHOLD

Floor area

85 m²

Council tax band

C

EPC rating

B

Last sold

£315,000 Jun 2025

Price per m²

£3,824/m²

Local average

£304,465 (+6.7%)

Deprivation

Decile 8 (25,719 of 33,755)

Street crime

266 incidents within 1 mile (Apr 2026)

Key features

  • One Bedroom Apartment
  • Allocated parking space
  • Underfloor heating
  • Ideal for first time buyers
  • Finished to a high specification
  • Fitted wardrobes
  • Easy access to Transport Links
  • Fully integrated kitchen
  • Nearby to a selection of primary and secondary schools

Additional details

Parking
Yes

Description

Presenting a stunning modern first floor apartment boasting one bedroom, this property offers a perfect blend of style and comfort. The apartment is bright and spacious, featuring a contemporary design throughout. The open-plan living area is perfect for entertaining guests or relaxing after a long day. The bedroom is generously sized and offers a peaceful sanctuary for rest and relaxation.
Situated in a convenient location, offering easy access to local shops, supermarkets and schools. The apartment benefits from a residential parking area, with one allocated parking bay. The property also offers easy access to transport links A40/M40/M25 and South Rulsip Station.
With its modern amenities and sleek aesthetics, this property is ideal for those seeking a contemporary urban lifestyle.

Listed by

Ruislip

Kearns Residential Ltd

Reference: 155566361

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 02/12/2020

Expiry date: 01/12/2030

Current heating cost: £179/year

Potential heating cost: £179/year

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

EPC Graphs

EPC Rating Graph

EPC Rating Graph

Price history

-3% since 2021

Event Date Price % change
Sold 20/06/2025 (11 months ago) £315,000 -3.1%
Sold 10/05/2021 (5 years ago) £325,000 —

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
HARLEQUIN COURT, 6 2 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF £380,000 15/01/2026 Flat
FAWN COURT, 12 28 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF £400,000 14/08/2025 Flat
Same street 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
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
GRAPHITE COURT, 8 15 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF £395,000 09/08/2023 Flat
48 THE FAIRWAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0RY £390,000 12/07/2023 Flat
2 GREAT CENTRAL AVENUE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 6TR £305,000 02/06/2023 Flat
ELIZABETH COURT, 571 FLAT 3 VICTORIA ROAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0JE £256,000 19/04/2023 Flat
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
AQUA COURT, 5 9 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF £400,000 18/11/2022 Flat
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
25 RYDAL WAY, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0RX £328,000 07/10/2022 Flat
COBALT COURT, 29 10 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0GD £399,000 07/10/2022 Flat
50 LONG DRIVE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0JB £370,000 30/09/2022 Flat
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
FAWN COURT, 10 24 ARLA PLACE, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0FF £410,000 31/08/2022 Flat
Same street KIPLING HOUSE, 573 FLAT 14 VICTORIA ROAD, RUISLIP, HILLINGDON, GREATER LONDON, HA4 0GE £435,000 21/06/2021 Flat

Street average: £375,500 (2 sales)

Area average: £357,643 (20 sales)

Capital growth trend

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

5y growth -20.1%
10y growth -14%

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

1y (index) -4.4%
5y (index) -0.6%
10y (index) 4.2%

Rental Range

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

Low £1,398/mo
Realistic £1,553/mo
Optimistic £1,708/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 0GE

Address

Victoria Road

Nearby

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

Type Name Distance
Bus stop South Ruislip Station 0.0 miles
Shop Timpson 0.0 miles
Shop Sainsbury's 0.1 miles
Train station South Ruislip 0.2 miles
Train station Ruislip Gardens 0.7 miles
Hospital Cygnet Hospital 2.6 miles
Hospital The Clementine Churchill Hospital 2.7 miles
University Westminster University, Harrow Campus 3.4 miles
University Lancaster Hotel & Spa 3.7 miles

Street-level crime

Category Count
Violence and sexual offences 60
Anti-social behaviour 49
Vehicle crime 49
Shoplifting 23
Public order 18
Criminal damage and arson 17
Other theft 14
Drugs 12
Robbery 8
Burglary 6
Other crime 4
Possession of weapons 3
Theft from the person 2
Bicycle theft 1
Total incidents 266

Within 1 mile during Apr 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
Queensmead School Secondary 0.2 miles Good — 28 Sep 2022
Deanesfield Primary School Primary 0.3 miles Good — 11 Jul 2013
Bourne Primary School Primary 0.3 miles Good — 16 Mar 2012
St Swithun Wells Catholic Primary School Primary 0.5 miles Good — 30 Apr 2024
Field End Infant School Primary 0.7 miles Good — 30 Jun 2024

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
1 Bed Flat, Rabournmead Drive, UB5 £1,500/mo 1 0.57 miles OpenRent

Average rent: £1,500/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.46%
Max investor price (0.8%) £187,500
Target investor price (1%) £150,000
Gross yield 5.5%
Cost-to-rent ratio 18.1×
Monthly cashflow £45/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 0.6%
  • 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).