85, Manor Way, HA4 8HW

85 Manor Way is a 59 m² / 635 sq ft flat in Ruislip Manor. It sold for £81,000 in December 1998. Indexed forward to today's value, that sale is roughly £344k. Recent local prices imply a broad valuation context of £333k to £436k based on its internal area. The Land Registry and EPC data was last updated 1 June 2026.

Property data
Sale history
£81,000 on Dec 1998
Internal area
59 square metres (635 square feet) according to latest EPC inspection
Price per internal area

This property sold for £1,372 per square metre (£127 per square foot) in Dec 1998. Indexed forward to today's value, this is roughly £5,828 per square metre (£541 per square foot) .

Date Paid price Paid £/sqm Today's value Today's value £/sqm
Dec 1998 £81,000 £1,373 £343,848 £5,828

Calculated using the latest EPC internal area of 59 m². Earlier sale dates may not have had the same measured area available.

Valuation
The most recent sale price indexed forward to today's value is £343,848. This is one data point to inform the valuation. Another method is the valuation implied by what comparable homes are selling for. Homes in Ruislip Manor are now selling for between £5,650 and £7,390 per square metre (£524 and £686 per square foot). Based on an internal area of 59 m², this implies a valuation between £333,000 and £436,000. Treat this as context only. For a valuation using hand-picked comparable sales, use the Advanced search tool — create a shortlist of similar condition homes, then export a valuation report.
Bedrooms
2
Type
Flat
Council tax band
C
Social housing indicators

This property has been flagged on the basis of:

  • Listed in the 2011 NROSH social housing extract.
EPC Inspections
Summary:
17 September 2022 - energy performance certificate grade C
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
Rental
Tenure:
Owner-occupied
Property type:
1st floor flat in an apartment block with 1 storeys , has 3 habitable rooms. Estimated year built 1930 to 1949
Area:
59 sqm (635 square foot) total internal area
Comments:
Walls: Solid brick, as built, no insulation (assumed). Roof: (another dwelling above). Heating: Boiler and radiators, mains gas.
Summary:
03 April 2019 - energy performance certificate grade D
Certificate:
View energy certificate on GOV.UK
Reason for EPC:
Rental
Tenure:
Social rental
Property type:
1st floor flat in an apartment block with 1 storeys , has 3 habitable rooms. Estimated year built 1930 to 1949
Area:
59 sqm (635 square foot) total internal area
Comments:
Walls: Solid brick, as built, no insulation (assumed). Roof: (another dwelling above). Heating: Boiler and radiators, mains gas.
Summary:
13 March 2009 - energy performance certificate grade D
Reason for EPC:
None
Tenure:
Social rental
Property type:
None , has 3 habitable rooms. Estimated year built 1900 to 1929
Area:
58 sqm (624 square foot) total internal area
Comments:
Frequently asked questions

85 Manor Way is worth whatever price a willing buyer and seller agree upon. However, the following can provide useful context.

  • HouseMetric estimates the most recent sale price indexed forward to today's value is £343,848.
  • Based on an internal area of 59 m² and recent prices in Ruislip Manor, this implies a lower and upper quartile range from £333,000 to £436,000, using HouseMetric's implied valuation methodology.

According to HM Land Registry price paid data, 85 Manor Way last sold for £81,000 in December 1998.

HouseMetric shows 85 Manor Way as 59 m² (635 sq ft), based on the latest internal area data available for this property. The bedroom count is shown as 2 bedrooms. Bedroom numbers can come from a previous estate agency listing, an EPC record, or an estimate based on the size of the property.

The latest EPC rating shown by HouseMetric is C, from an inspection dated 17 September 2022. EPC information comes from the public Energy Performance Certificate data for England and Wales.

When we last checked, 85 Manor Way was in council tax band C. Council Tax bands can change, so check the latest Valuation Office Agency Council Tax list.

85 Manor Way is in postcode HA4 8HW, in Ruislip Manor. You can also view HouseMetric's sold-price page for Manor Way, HA4 8HW or analysis of the Ruislip Manor property market.

HouseMetric combines HM Land Registry price paid data, Energy Performance Certificate data and Ordnance Survey/open data. The data were last updated 1 June 2026. Figures such as indexed values and local valuation ranges are calculated estimates for context, while official records can change as public datasets are updated.

For more detail on HouseMetric data sources, update frequency and valuation methods, see the HouseMetric FAQs.