South Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.56228, -0.40307

HA4 0ET— South Ruislip, Hillingdon

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

The family fortress

 

Schools 100%Safety 80/100Transport 24/100Low yield 3.26%

Best for: Families

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

Liveability
57
Safety
80
Schools
100
Transport
24
Environment
52
Investment
47

The bottom line

HA4 0ET 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 0ET

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 0ET

🛡️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 0ET 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 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 48 min walk

3 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 1.3km

Crime is +8% above London average

Property

Prices, sales volume and market trends

Avg floor area104.4 m²

EPC breakdown

C
2%
D
2%
E
1%

Based on 5 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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£261,000
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)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+7.9%

Total change

+621%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.2%

per year

Acceleration

-4.67

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £600k–£700k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£88k£126k+44%1.7
Post-dot-com plateau2002–2003£248k£272k+9.7%2
Pre-crash peak2006–2006£320k£320k+0%1
GFC & correction2011–2012£305k£298k-2.3%2
Pandemic surge2020–2021£546k£600k+9.8%1.5
Rate-rise correction2022–2022£631k£631k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.4% alpha

Terraced+1.4% α
Local
8.3%
District
6.9%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
South Ruislip Underground StationCentral line
7.7 min walk
South Ruislip

Nearby stations

Ruislip Gardens Underground StationCentral
7 min walk
South RuislipNational Rail
8 min walk
South Ruislip Underground StationCentral
8 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
17 min walk
Eastcote Underground StationMetropolitan · Piccadilly
20 min walk
No bus stops within 400m

37

Walkability score

88

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

11

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)13
Nearest car park70m
Santander docks (800m)0
Nearest cycle dock12.4 km

Nearby car parks

🅿️
Ruislip Gardens Underground Station Car Park· yes
577m

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: 17.1 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 34%
More green space than 89% 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

8 min walk

4

GPs within 1km

0

Dentists within 1km

Nearest hospitalCygnet Hospital · 4.6 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

82

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketAldi · 307 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)

611m

Post office

Nearby shops

South Ruislip's Convenience Store815 m
Gagan Food & Wine867 m

Nearby cafes

Asda Café446 m
Cafe Klix582 m

Nearby restaurants

Nando's390 m
McDonald's399 m
My Grill675 m
Pauls Fish Bar677 m

Nearby pubs

Black Bull51 m
The Middlesex Arms672 m
The Bell715 m

Nearby gyms

Station Gym665 m
Food hygiene (5-star)67% of 24

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

ISAFE REALITY LTD
SKIN LOVE & CARE LTD

Investment

Investment grade, yield and market outlook

47

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 score17/100
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

35.9

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,277m
Crossrail 2 route19,113m

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)
1
Planning apps (12 months)
11
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 · LAND BOUNDED BY, LAND BOUNDED BY, WEST END ROAD, CARMICHAEL CLOSE, BRIDGEWATER ROAD, HA4
Pipeline pressure
NONE

Named schemes (500m)

330, 330, VICTORIA ROAD, RUISLIP, HA4 0DR2 homes
completed
383 VICTORIA ROAD, RUISLIP, HA4 0EF2 homes
completed
40, 40, Manningtree Road, Ruislip, HA4 0ES2 homes
completed
80, 80, FLAMBOROUGH ROAD, HA4 0DH2 homes
completed
LAND FORMING PART OF 325, LAND FORMING PART OF 325, VICTORIA ROAD, RUISLIP, HA4 9DG2 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 0ET

Full postcodeHA4 0ET
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardSouth Ruislip
Latitude51.562276
Longitude-0.403067
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