1/18
£390,000
Flat · 2 beds · 1 bath · 682 sq ft
Elliott Avenue, Ruislip
0.06 miles away
Leasehold
1/10
1/10
2 bed property for sale Forbes Way, Ruislip, HA4
Asking price
£450,000
Reduced on 14/10/2026
Reduced on 14/10/2026
- Bedrooms
- 2
- Bathrooms
- 1
- Size
- £843 per sq ft
- Tenure
- Freehold
Council tax Band D £2,045 a year EPC Energy rating band D 63 potential C
Key features
- NO UPPER CHAIN
- Two DOUBLE Bedrooms
- Modern Bathroom
- TWO Off Street Parking Spots
- Downstairs WC
- South Facing Garden
- Spacious Lounge
- Close to Transport
- Family Orientated & Convenient Location
- Near Tube Stations
About this property
ENTRANCE HALL Front aspect frosted glass door, radiator, coved ceiling, storage cloakroom.
KITCHEN Front aspect double glazed window, laminate flooring, part tiled walls, a range of base and eye level units, room for appliances, four ring gas hob with extractor hood, stainless steel sink with drying rack, radiator.
DOWNSTAIRS WC Front aspect double glazed frosted glass window, low level wc, wall mounted wash hand basin, radiator, laminate flooring.
Floorplan
Energy performance
Energy rating band D 63
Current
Potential
92+
A
81-91
B
69-80
C
Potential rating: 77 C
55-68
D
Current rating: 63 D
39-54
E
21-38
F
1-20
G
This home is rated band D, scoring 63 out of 100. The average British home is band D. Its certificate says it could reach band C (77) if the improvements it recommends were carried out.
Read from the certificate published with this listing, so it may not be the latest one. Check the government EPC register for the full certificate and its recommendations.
Council tax
Band D £2,045 a year
Per year
- Band A£1,364
- Band B£1,591
- Band C£1,818
- Band DThis home: £2,045
- Band E£2,500
- Band F£2,955
- Band G£3,409
- Band H£4,091
This home is in band D, which costs £2,045 a year in Hillingdon for 2026/27. The band is from the agent's description, so check it before you rely on it.
Figures from MHCLG (Open Government Licence v3): the average bill for each band across Hillingdon, including the typical parish precept, so a parish's own bill can differ a little. Discounts lower the bill, such as 25% off for an adult living alone. Check a home's band on GOV.UK.
Property timeline
- ReducedOctober 2026 £450,000
Was £465,000
- ListedAugust 2026 £465,000
2 beds · 1 bath · this listing
Past sales can't be shown: the agent hasn't given the house number.
Price guide
This home
£843 / sq ft
Area average (sold)
£605 / sq ft
Price per area, sold homes nearby
£461 / sq ft
£843 / sq ft
£754 / sq ft
Lowest
This home
Highest
£843 per sq ft, above 9 in 10 recent sales in HA4 (£461–£754, 10th–90th percentile, 1,121 sales over 24 months).
Lowest and highest are the 10th and 90th percentiles of 1,121 homes sold in HA4 over the last 24 months. This home's figure uses its asking price. All sold £/sq ft in HA4 →
Location
Forbes Way, Ruislip, HA4
Mortgage and stamp duty
Property price £450,000
£225k £675k
Deposit10% £45,000
£0 £450k
Interest rate 4.5%
0.5% 15%
Repayment period 25 years
5 years 40 years
A £405,000 mortgage. Most lenders would want a household income of about £90,000 to support it.
A guide only, for a capital repayment mortgage. The rate you are offered and what you can borrow depend on your circumstances and a full application with a lender or broker. Your home may be repossessed if you do not keep up repayments on your mortgage.
Properties sold nearby
HM Land Registry sales nearby. Floor areas from Energy Performance Certificates where matched.
| Address | Type | Sold | Size | Size | £/sq ft | Price |
|---|---|---|---|---|---|---|
| 3, Forbes Way Terraced | Terraced | Sept 2025 | 603 sq ft £647/sq ft | 603 sq ft | £647 | £390,000 |
| 21, Forbes Way Detached | Detached | Nov 2024 | 904 sq ft £777/sq ft | 904 sq ft | £777 | £702,500 |
| 10, Forbes Way Terraced | Terraced | Mar 2021 | 710 sq ft £725/sq ft | 710 sq ft | £725 | £515,000 |
| 8, Forbes Way Terraced | Terraced | Aug 2017 | 700 sq ft £643/sq ft | 700 sq ft | £643 | £450,000 |
| 21, Forbes Way Detached | Detached | Oct 2014 | 904 sq ft £553/sq ft | 904 sq ft | £553 | £500,000 |
| 22, Forbes Way Semi-detached | Semi-detached | Feb 2013 | 893 sq ft £386/sq ft | 893 sq ft | £386 | £345,000 |
| 12, Forbes Way Detached | Detached | Oct 2012 | 732 sq ft £444/sq ft | 732 sq ft | £444 | £325,000 |
| 6, Forbes Way Terraced | Terraced | Mar 2011 | 581 sq ft £426/sq ft | 581 sq ft | £426 | £247,500 |
Area insights
The neighbourhood around this property.
