Ruislip Manor · Hillingdon · Uxbridge and South Ruislip constituency · 51.56743, -0.40922

HA4 0AR— Ruislip Manor, Hillingdon

Location and area intelligence for HA4 0AR, Ruislip Manor, Hillingdon

The family fortress

 

Schools 100%Safety 85/100Transport 23/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
61
Safety
85
Schools
100
Transport
23
Environment
53
Investment
32

The bottom line

HA4 0AR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 66 min to london bridge — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA4 0AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+12.1% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for HA4 0AR

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA4 0AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Lady Bankes Primary School

Outstanding · Inspected Feb 2024 · 4 min walk

KS2: 107.5

★★★

Secondary

Ruislip High School

Outstanding · Inspected Dec 2023 · 4 min walk

P8: +0.63A8: 54.6

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 73 min walk

2 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

36.2 incidents per 1,000 residents

Better than 74% of London
→ Stable

-52% vs borough

Crime by type

Other32%
Violence & sexual offences23%
Vehicle crime22%
Anti-social behaviour8%
Burglary8%
Drug offences5%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 1.5km

Crime is 44% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA4 district median

£497,500

Based on 172 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,069/m²
Price per ft²£471/ft²
Avg floor area104 m²

EPC breakdown

C
2%
D
1%

Based on 3 properties · Confidence: low

Street mix

Semi 17%Terraced 83%

LHA rates — Outer West London

Shared room£576/mo
1 bedroom£1000/mo
2 bedrooms£1300/mo
3 bedrooms£1475/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£260,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofFlat, insulated (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2025 · CAGR

+1.7%

Total change

+36%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.0%

per year

Acceleration

-57.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached16.7%
Terraced83.3%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£353k£353k+0%2
Pandemic surge2021–2021£515k£515k+0%1
Rate-rise correction2023–2023£667k£667k+0%2
Current market2025–2025£480k£480k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ruislip Manor Underground StationMetropolitan line
8.4 min walk
South Ruislip

Nearby stations

Ruislip Manor Underground StationPiccadilly · Metropolitan
9 min walk
Ruislip Gardens Underground StationCentral
9 min walk
Ruislip Underground StationPiccadilly · Metropolitan
12 min walk
Eastcote Underground StationMetropolitan · Piccadilly
16 min walk
South RuislipNational Rail
17 min walk
No bus stops within 400m

17

Walkability score

98

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★66 min
Victoria69 min ↑
Waterloo69 min ↑
Canary Wharf76 min ↑
City68 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park627m
Santander docks (800m)0
Nearest cycle dock13.0 km

Nearby car parks

🅿️
Pembroke Gardens· yes
707m
🅿️
Ruislip Gardens Underground Station Car Park· yes
777m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G82%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 17.7 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 64%
More green space than 91% of London

Nearest SSSI: Ruislip Woods SSSI — 3.4 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,570 hrs/yr

Sunshine

577 mm/yr

Rainfall

23.3°C

Summer avg

2.9°C

Winter avg

Solar yield853.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CEDARS MEDICAL CENTRE

118 ELLIOTT AVENUE, HA4 9LZ

6 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 5.0 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Bell (655 m)

Nearest supermarketAldi · 1.0 km
1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

455m

Post office

Nearby shops

Budgens597 m

Nearby restaurants

Summer China608 m
Mangal615 m
Mamma Mia Pizza667 m

Nearby pubs

The Bell655 m
Black Bull690 m
J.J. Moon's714 m

Nearby gyms

Grosvenor Vale558 m
Station Gym896 m
Food hygiene (5-star)49% of 63

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Investment

Investment grade, yield and market outlook

32

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

61.8

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,872m
Crossrail 2 route19,650m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,046 nationally

1,656

Est. population

9,718/km²

63%

Employed

38%

Degree educated

£47,100

Median income

2.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

61

Community stability

Age profile

21%
16%
20%
25%
18%
Under 1821%
18–3416%
35–4920%
50–6425%
65+18%

Tenure

45%
42%
Own outright45%
Own (mortgage)42%
Private rent12%
Social rent1%
Shared ownership0%

Ethnicity

62%
14%
17%
White British62%
White Other14%
Asian17%
Black2%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine16%
No car household13%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent12%
Social rent1%

vs. London

Income vs London+12.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Planning apps (12 months)
11
Planning apps (3 years)
8
Local approval rate
82%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
66 homes · LAND AT SOUTHBOURNE SCHOOL & ALLOTMENTS, LAND AT SOUTHBOURNE SCHOOL & ALLOTMENTS, SOUTHBOURNE GARDENS, HA4
Pipeline pressure
NONE

Named schemes (500m)

RUISLIP MANOR LIBRARY, RUISLIP MANOR LIBRARY, VICTORIA ROAD, RUISLIP, HA4 0JE8 homes
completed
17 CHELSTON ROAD RUISLIP, Ruislip, HA4 9SA2 homes
completed
3A DAWLISH DRIVE RUISLIP, RUISLIP, HA4 9SF2 homes
completed
7, 7, Flamborough Road, HA4 0D2 homes
completed
2, 2, CHELSTON APPROACH, HAYES, HA4 9RZ2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
31.4%
Ward turnout
42%
Election year
2022
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Susan Catherine O'BrienConservative
Douglas Stuart MillsConservative

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Key facts for HA4 0AR

Full postcodeHA4 0AR
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip Manor
Latitude51.567431
Longitude-0.409221
Parliamentary constituencyUxbridge and South Ruislip
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey