Ruislip Manor · Hillingdon · Uxbridge and South Ruislip constituency · 51.56664, -0.41423

HA4 0AZ— Ruislip Manor, Hillingdon

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

The family fortress

 

Schools 100%Safety 85/100Transport 25/100Low yield 3.26%

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
85
Schools
100
Transport
25
Environment
51
Investment
41

The bottom line

HA4 0AZ 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 catch: 60 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 0AZ

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 0AZ

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA4 0AZ 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 · 8 min walk

KS2: 107.5

★★★

Secondary

Ruislip High School

Outstanding · Inspected Dec 2023 · 6 min walk

P8: +0.63A8: 54.6

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 71 min walk

3 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 1.2km

Crime is 44% below London average

Property

Prices, sales volume and market trends

Avg floor area41 m²

EPC breakdown

C
1%

Based on 1 properties · Confidence: very_low

Street mix

Terraced 100%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£102,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2015 · CAGR

+6.7%

Total change

+132%

Market Activity

Price Velocity & Acceleration

Current Velocity

+88.9%

per year

Acceleration

+107.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 5 sales

Property Type Mix

Total: 5 sales

Terraced100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£177k£177k+0%1
Pre-crash peak2006–2006£325k£325k+0%1
GFC & correction2010–2010£266k£266k+0%1
Help-to-Buy recovery2014–2015£217k£410k+88.9%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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 StationPiccadilly line
8.8 min walk
South Ruislip

Nearby stations

Ruislip Gardens Underground StationCentral
9 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
9 min walk
Ruislip Underground StationPiccadilly · Metropolitan
9 min walk
South RuislipNational Rail
19 min walk
South Ruislip Underground StationCentral
19 min walk
No bus stops within 400m

15

Walkability score

85

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria ★60 min
Waterloo65 min ↑
Canary Wharf73 min ↑
City60 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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)14
Nearest car park447m
Santander docks (800m)0
Nearest cycle dock13.3 km

Nearby car parks

🅿️
Ruislip Underground Station Car Park
687m
🅿️
Pembroke Gardens· yes
705m
🅿️
Ruislip Gardens Underground Station Car Park· yes
718m

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: 18.0 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 28%
More green space than 85% of London

Nearest SSSI: Ruislip Woods SSSI — 3.3 km

Energy

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

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence 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

NORTHOLT MEDICAL CENTRE

WEST END ROAD, NORTHOLT, HA4 6NG

13 min walk

2

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

4

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 (505 m)

Nearest supermarketAldi · 1.2 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)

470m

Post office

Nearby shops

Budgens660 m

Nearby cafes

Vito's Cafe870 m

Nearby restaurants

Summer China653 m
Mangal659 m
Mamma Mia Pizza703 m
Wok Chi876 m

Nearby pubs

The Bell505 m
J.J. Moon's745 m
The Crock of Gold861 m

Nearby gyms

Grosvenor Vale350 m
Station Gym815 m
Food hygiene (5-star)50% of 70

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

EDITOR AT LARGE LIMITED
PLOT SPOTTER LTD

Investment

Investment grade, yield and market outlook

41

Investment score

Moderate

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

46.9

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,168m
Crossrail 2 route19,970m

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)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
11
Local approval rate
85%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
23 homes · 106 PEMBROKE ROAD, RUISLIP
Pipeline pressure
NONE

Named schemes (500m)

5, 5, Ashburton Road, Ruislip, HA4 6AA2 homes
completed
49, 49, Cornwall Road, HA42 homes
completed
169, 169, CORNWALL ROAD, RUISLIP, HA4 6AE2 homes
completed
LAND FORMING PART OF 3 & 3,, LAND FORMING PART OF 3 & 3,, THURLSTONE ROAD, RUISLIP, HA4 0BS2 homes
completed
171, 171, Cornwall Road, Ruislip, HA4 6AE2 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 0AZ

Full postcodeHA4 0AZ
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip Manor
Latitude51.566645
Longitude-0.414226
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
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