Ruislip Manor · Hillingdon · Uxbridge and South Ruislip constituency · 51.56300, -0.40645

HA4 0DF— Ruislip Manor, Hillingdon

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

The family fortress

 

Schools 100%Safety 84/100Transport 27/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
84
Schools
100
Transport
27
Environment
55
Investment
33

The bottom line

HA4 0DF 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: 66 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 0DF

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-30.0% vs London avg

Deep-dive guides for HA4 0DF

🛡️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 0DF 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 · 10 min walk

KS2: 107.5

★★★

Secondary

Ruislip High School

Outstanding · Inspected Dec 2023 · 3 min walk

P8: +0.63A8: 54.6

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 69 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.2 incidents per 1,000 residents

Better than 66% of London
→ Stable

-40% vs borough

Crime by type

Violence & sexual offences26%
Other24%
Vehicle crime17%
Anti-social behaviour15%
Robbery6%
Burglary6%
Drug offences3%
Theft3%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 1.2km

Crime is 30% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£6,835/m²
Price per ft²£635/ft²
Avg floor area85.7 m²

EPC breakdown

C
6%
D
17%
E
3%
F
1%

Based on 27 properties · Confidence: medium

Street mix

Semi 12%Terraced 88%

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£214,250
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)
RoofPitched, 100 mm loft insulation
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

1995–2025 · CAGR

+6.7%

Total change

+606%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.6%

per year

Acceleration

-81.58

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 57 sales

Property Type Mix

Total: 57 sales

Semi-detached12.3%
Terraced87.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£80k£138k+71.9%2
Post-dot-com plateau2002–2004£170k£291k+71.4%2.7
Pre-crash peak2005–2007£224k£250k+11.7%2.7
GFC & correction2008–2012£255k£282k+10.6%2.5
Help-to-Buy recovery2013–2016£382k£528k+38.1%1.5
Brexit uncertainty2019–2019£415k£415k+0%3
Pandemic surge2020–2021£578k£510k-11.8%2
Rate-rise correction2022–2023£513k£290k-43.4%1.5
Current market2024–2025£540k£565k+4.6%1.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Weakest performer

Semi-detached

-0.7% alpha

Terraced-0.1% α
Local
6.8%
District
6.9%
Semi-detached-0.7% α
Local
6.8%
District
7.5%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing3
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ruislip Gardens Underground StationCentral line
4.7 min walk
South Ruislip

Nearby stations

Ruislip Gardens Underground StationCentral
5 min walk
South RuislipNational Rail
11 min walk
South Ruislip Underground StationCentral
11 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
15 min walk
Ruislip Underground StationPiccadilly · Metropolitan
18 min walk
No bus stops within 400m

29

Walkability score

92

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park235m
Santander docks (800m)0
Nearest cycle dock12.7 km

Nearby car parks

🅿️
Ruislip Gardens Underground Station Car Park· yes
413m

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed486 Mbps
Median download445 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: 17.3 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 28%
More green space than 94% of London

Nearest SSSI: Ruislip Woods SSSI — 3.9 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

7 min walk

3

GPs within 1km

0

Dentists within 1km

Nearest hospitalCygnet Hospital · 4.8 km
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

97

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Black Bull (256 m)

No restaurants within 800m — nearest: McDonald's (608 m)

Nearest supermarketAldi · 502 m

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)

511m

Post office

Nearby shops

South Ruislip's Convenience Store958 m
Gagan Food & Wine974 m

Nearby cafes

Asda Café639 m
Cafe Klix704 m

Nearby restaurants

McDonald's608 m
Nando's610 m
My Grill892 m
Pauls Fish Bar893 m

Nearby pubs

Black Bull256 m
The Bell490 m
The Middlesex Arms884 m

Nearby gyms

Station Gym526 m
Food hygiene (5-star)67% of 15

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ISHUH CONSULTING LIMITED
J&S CARPENTRY LIMITED
R PATEL PLUMBING LTD
THE JOE DONOGHUE FOOTBALL ACADEMY LTD

Investment

Investment grade, yield and market outlook

33

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

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

8/100

Velocity score

Future outlook

58.9

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,524m
Crossrail 2 route19,358m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,410 nationally

1,724

Est. population

9,948/km²

65%

Employed

36%

Degree educated

£47,100

Median income

1.8%

Claimant rate

SuburbanHigh densityOwner occupiers / families

61

Community stability

Age profile

25%
16%
23%
22%
14%
Under 1825%
18–3416%
35–4923%
50–6422%
65+14%

Tenure

41%
45%
Own outright41%
Own (mortgage)45%
Private rent12%
Social rent1%
Shared ownership0%

Ethnicity

65%
14%
White British65%
White Other10%
Asian14%
Black3%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine17%
No car household10%
Unemployed4%
No qualifications12%

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)
2
Planning apps (12 months)
10
Planning apps (3 years)
7
Local approval rate
100%
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)
5
Largest scheme
163 homes · LAND BOUNDED BY, LAND BOUNDED BY, WEST END ROAD, CARMICHAEL CLOSE, BRIDGEWATER ROAD, HA4
Pipeline pressure
NONE

Named schemes (500m)

LAND BOUNDED BY, LAND BOUNDED BY, WEST END ROAD, CARMICHAEL CLOSE, BRIDGEWATER ROAD, HA4163 homes
completed
330, 330, VICTORIA ROAD, RUISLIP, HA4 0DR2 homes
completed
7, 7, Flamborough Road, HA4 0D2 homes
completed
80, 80, FLAMBOROUGH ROAD, HA4 0DH2 homes
completed
238, 238, VICTORIA ROAD, TIVERTON ROAD, RUISLIP, HA4 0DW2 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 0DF

Full postcodeHA4 0DF
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip Manor
Latitude51.562996
Longitude-0.406447
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