South Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.55807, -0.39695

HA4 0HD— South Ruislip, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 69/100Transport 36/100Low yield 3.26%

Best for: Families

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

Liveability
55
Safety
69
Schools
90
Transport
36
Environment
45
Investment
47

The bottom line

HA4 0HD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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.

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Location

HA4 0HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+11.0% vs London avg
vs London crime+105.0% vs London avg

Deep-dive guides for HA4 0HD

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA4 0HD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Bourne Primary School

Not yet inspected · 8 min walk

KS2: 104.1

★★

Secondary

Queensmead School

Good · Inspected Jul 2022 · 7 min walk

P8: +0.68A8: 56.1

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 44 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

133.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+77% vs borough

Crime by type

Other31%
Violence & sexual offences20%
Vehicle crime17%
Anti-social behaviour15%
Drug offences6%
Burglary5%
Theft3%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

7

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 1.6km

Crime is +105% above London average

Property

Prices, sales volume and market trends

Avg floor area59 m²

EPC breakdown

C
1%
D
14%
E
8%
F
1%

Based on 24 properties · Confidence: medium

Street mix

Semi 9%Terraced 3%Flat 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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£147,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1996–2023 · CAGR

+7%

Total change

+525%

Market Activity

Price Velocity & Acceleration

Current Velocity

+41.3%

per year

Acceleration

+46.26

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached10.3%
Terraced3.4%
Flat/maisonette86.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£52k£77k+47.1%2.8
Post-dot-com plateau2001–2004£94k£140k+48.9%1
Pre-crash peak2005–2007£140k£153k+9.3%1
GFC & correction2008–2011£146k£140k-4.1%1
Help-to-Buy recovery2014–2015£210k£225k+7.1%1.5
Brexit uncertainty2017–2019£242k£230k-5%1.5
Rate-rise correction2023–2023£325k£325k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.3% alpha

Flat/maisonette+0.3% α
Local
8.2%
District
7.9%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
South Ruislip Underground StationCentral line
2.3 min walk
South Ruislip

Nearby stations

South Ruislip Underground StationCentral
2 min walk
South RuislipNational Rail
3 min walk
Ruislip Gardens Underground StationCentral
12 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
25 min walk
Eastcote Underground StationMetropolitan · Piccadilly
26 min walk
2 bus routes · 4 stops within 400m · 52 buses/hr peak

60

Walkability score

103

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria ★55 min
Waterloo60 min ↑
Canary Wharf68 min ↑
City55 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

22

Car parks (800m)

0

EV chargers (800m)

Nearest car park82m
Santander docks (800m)0
Nearest cycle dock11.9 km

Connectivity

Broadband and mobile coverage

97%

Full fibre

46%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed279 Mbps
Median download276 Mbps
Superfast coverage97%
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: 16.6 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 4.7 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

QUEENS WALK MEDICAL CENTRE

69 QUEENS WALK, HA4 0NT

7 min walk

77%

Recommend GP

77%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

Nearest hospitalCygnet Hospital · 4.2 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

77

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketB&M Stores · 337 m
2 tennis courts3 sports halls

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)

22m

Post office

Nearby shops

South Ruislip's Convenience Store441 m
Gagan Food & Wine589 m

Nearby cafes

Asda Café255 m
Cafe Klix434 m

Nearby restaurants

My Grill67 m
Pauls Fish Bar74 m
Saffron Indian234 m
Nando's247 m

Nearby pubs

The Middlesex Arms91 m
Black Bull655 m

Nearby gyms

Goals441 m
Queensmead Sports Centre488 m
McGovern Park885 m
Food hygiene (5-star)66% of 44

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

ATRUMEDIA LTD
BISMAN CONVENIENCE STORE LTD
KSG CONVENIENCE STORE LTD
KSG LOCAL STORES LTD
LYALL CLOTHING LTD

+4 more

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 score16/100
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

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,724m
Crossrail 2 route18,603m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,446 nationally

2,481

Est. population

3,968/km²

65%

Employed

42%

Degree educated

£46,600

Median income

5.0%

Claimant rate

SuburbanMedium densityEstablished mixed

42

Community stability

Age profile

24%
25%
25%
14%
Under 1824%
18–3425%
35–4925%
50–6414%
65+12%

Tenure

21%
32%
34%
Own outright21%
Own (mortgage)32%
Private rent34%
Social rent11%
Shared ownership2%
Rent free0%

Ethnicity

38%
17%
28%
White British38%
White Other17%
Asian28%
Black6%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine18%
No car household24%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent34%
Social rent11%

vs. London

Income vs London+11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Planning apps (12 months)
16
Planning apps (3 years)
10
Local approval rate
88%
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)
106
Largest scheme
163 homes · Former Arla Food Depot, Former Arla Food Depot, Victoria Road, South Ruislip, HA4 0EU
Pipeline pressure
NONE

Named schemes (500m)

Former Arla Food Depot, Former Arla Food Depot, Victoria Road, South Ruislip, HA4 0EU163 homes
completed
FORMER ARLA FOOD DEPOT, FORMER ARLA FOOD DEPOT, VICTORIA ROAD, Ruislip, HA4 0HF132 homes
completed
Bourne Court, Bourne Court, Bourne Court, Ruislip, HA4 6SW87 homes
completed
SOUTH RUISLIP LIBRARY, PLOT B, SOUTH RUISLIP LIBRARY, PLOT B, VICTORIA ROAD, RUISLIP, HA4 0JE31 homes
completed
Great Central House, Great Central House, Great Central Avenue, Ruislip, HA4 6TT18 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 0HD

Full postcodeHA4 0HD
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardSouth Ruislip
Latitude51.558065
Longitude-0.396954
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
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