South Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.56170, -0.40467

HA4 0EB— South Ruislip, Hillingdon

Location and area intelligence for HA4 0EB, South Ruislip, Hillingdon

The family fortress

 

Schools 100%Safety 80/100Transport 27/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
57
Safety
80
Schools
100
Transport
27
Environment
51
Investment
38

The bottom line

HA4 0EB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 0EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+12.1% vs London avg
vs London crime+8.0% vs London avg

Deep-dive guides for HA4 0EB

🛡️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 0EB 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 · 12 min walk

KS2: 107.5

★★★

Secondary

Ruislip High School

Outstanding · Inspected Dec 2023 · 5 min walk

P8: +0.63A8: 54.6

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 67 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.2 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

-7% vs borough

Crime by type

Other33%
Anti-social behaviour25%
Violence & sexual offences17%
Vehicle crime11%
Drug offences4%
Theft4%
Burglary4%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 1.2km

Crime is +8% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£7,756/m²
Price per ft²£721/ft²
Avg floor area75.3 m²

EPC breakdown

C
10%
D
11%
E
6%

Based on 27 properties · Confidence: medium

Street mix

Semi 7%Terraced 91%Detached 2%

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£188,250
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

1996–2025 · CAGR

+6.6%

Total change

+540%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.0%

per year

Acceleration

-44.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £75k–£100k · 55 sales

Property Type Mix

Total: 55 sales

Detached1.8%
Semi-detached7.3%
Terraced90.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£82k£140k+70.1%3.8
Post-dot-com plateau2001–2003£150k£209k+39.3%2.3
Pre-crash peak2006–2007£236k£279k+18.1%3
GFC & correction2008–2012£220k£291k+32.4%1.8
Help-to-Buy recovery2013–2016£280k£525k+87.5%1.5
Brexit uncertainty2017–2017£565k£565k+0%2
Pandemic surge2021–2021£504k£504k+0%4
Current market2024–2025£640k£525k-18%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Terraced-0.2% α
Local
7.6%
District
7.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
5.2 min walk
South Ruislip

Nearby stations

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

36

Walkability score

80

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park175m
Santander docks (800m)0
Nearest cycle dock12.5 km

Nearby car parks

🅿️
Ruislip Gardens Underground Station Car Park· yes
451m

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: 17.2 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 25%
More green space than 86% of London

Nearest SSSI: Ruislip Woods SSSI — 4.1 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 · 4.7 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

102

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketAldi · 313 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

652m

Post office

Nearby shops

South Ruislip's Convenience Store780 m
Gagan Food & Wine810 m

Nearby cafes

Asda Café450 m
Cafe Klix531 m

Nearby restaurants

McDonald's420 m
Nando's424 m
My Grill705 m
Pauls Fish Bar705 m

Nearby pubs

Black Bull172 m
The Bell605 m
The Middlesex Arms695 m

Nearby gyms

Station Gym537 m
Food hygiene (5-star)90% of 19

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

AB & P LTD
PLUTO BUSINESS SOLUTIONS LTD
WHITMORE ENGINEERING LTD

Investment

Investment grade, yield and market outlook

38

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 score17/100
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

8/100

Velocity score

Future outlook

51.5

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,361m
Crossrail 2 route19,209m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,638 nationally

1,880

Est. population

4,897/km²

69%

Employed

43%

Degree educated

£47,100

Median income

4.2%

Claimant rate

SuburbanMedium densityEstablished mixed

42

Community stability

Age profile

25%
24%
26%
15%
Under 1825%
18–3424%
35–4926%
50–6415%
65+11%

Tenure

22%
31%
34%
Own outright22%
Own (mortgage)31%
Private rent34%
Social rent10%
Shared ownership2%
Rent free0%

Ethnicity

47%
14%
23%
White British47%
White Other14%
Asian23%
Black5%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine18%
No car household15%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Private rent34%
Social rent10%

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)
9
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)
92
Largest scheme
163 homes · Former Arla Food Depot, Former Arla Food Depot, Victoria Road, South Ruislip, HA4 0EU
Pipeline pressure
NONE

Named schemes (500m)

330, 330, VICTORIA ROAD, RUISLIP, HA4 0DR2 homes
completed
383 VICTORIA ROAD, RUISLIP, HA4 0EF2 homes
completed
LAND FORMING PART OF 325, LAND FORMING PART OF 325, VICTORIA ROAD, RUISLIP, HA4 9DG2 homes
completed
80, 80, FLAMBOROUGH ROAD, HA4 0DH2 homes
completed
67 DARTMOUTH ROAD, 67, Dartmouth Road, RUISLIP, HA4 0DE2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
20.0%
Ward turnout
45%
Election year
2026
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Steve TuckwellConservative
Richard MillsConservative
John GarnerConservative

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Key facts for HA4 0EB

Full postcodeHA4 0EB
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardSouth Ruislip
Latitude51.561704
Longitude-0.404674
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