The bottom line
HA4 0FF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £380,000 median — strong value for Families who can accept its trade-offs.
The catch: 55 min to victoria — above average for this zone.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how HA4 0FF scores on each.
Toggle a question above to see how HA4 0FF meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for HA4 0FF
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Postcode Personality
“Strong, well-rated schools nearby”
How HA4 0FF has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Bourne Primary School
Not yet inspected · 8 min walk
KS2: 104.1
Secondary
Queensmead School
Good · Inspected Jul 2022 · 8 min walk
100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km
Childcare
Childcare
Hillview Nursery School
Not inspected · 45 min walk
3 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
133.4 incidents per 1,000 residents
+77% vs borough
Crime by type
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 +105% above London average
Property
2 JulPrices, sales volume and market trends
Property
2 JulPrices, sales volume and market trends
£380,000
Median sale price
£380,000 is 27% below the London median (£520,000)
This year
Flat
Dominant type
Price history
EPC breakdown
Based on 165 properties · Confidence: high
Street mix
LHA rates — Outer West London
Stamp duty
England & NI rates 2025/26. Additional property rate adds 3% on each band.
Current mortgage rates
Bank of England (monthly average)
Affordability
Price-to-income
Est. mortgage
Market activity
Days to sell
Market momentum
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2017–2026 · CAGR
+-0.9%
Total change
-8%
Market Activity
Price Velocity & Acceleration
Current Velocity
-3.1%
per year
Acceleration
-3.51
change in velocity
Market State
Downturn
Price Distribution
P25: £125k–£150k · P75: £350k–£400k · 171 sales
Property Type Mix
Total: 171 sales
By decade
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Brexit uncertainty | 2017–2019 | £405k | £410k | +1.2% | 45 |
| Pandemic surge | 2020–2021 | £375k | £420k | +12% | 4 |
| Rate-rise correction | 2022–2023 | £390k | £370k | -5.1% | 5.5 |
| Current market | 2024–2026 | £383k | £373k | -2.7% | 5.7 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+-0.3% alpha
CAGR over 9yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Balanced Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
62
Walkability score
101
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
22
Car parks (800m)
0
EV chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Ruislip Woods SSSI — 4.7 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
DR MLR SIDDIQUI'S PRACTICE
21 WALNUT WAY, SOUTH RUISLIP, HA4 6TA
8 min walk
81%
Recommend GP
81%
Overall GP experience
3
GPs within 1km
0
Dentists within 1km
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
78
Parks (1km)
7
Restaurants (800m)
2
Cafes (800m)
1
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
5
Sports (1km)
0
Convenience
Nightlife (500m)
0
Nightclubs
1
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
83m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
55
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
46.8
Price growth score
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 5/10
Around average
Index of Multiple Deprivation
Rank: 14,446 nationally
2,481
Est. population
3,968/km²
65%
Employed
42%
Degree educated
£46,600
Median income
5.0%
Claimant rate
42
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
Stamp Duty & Affordability Calculator
Stamp Duty & Affordability Calculator
Stamp duty on median price (£380,000)
£6,500
Standard buyer
£0
First-time buyer
Save £6,500
Affordability check — your annual salary
Deposit
Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.
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