South Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.55966, -0.38896

HA4 0LT— South Ruislip, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 22/100Low yield 3.26%

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
81
Schools
90
Transport
22
Environment
47
Investment
41

The bottom line

HA4 0LT 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: 68 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 0LT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.0% vs London avg
vs London crime-4.0% vs London avg

Deep-dive guides for HA4 0LT

🛡️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 0LT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Deanesfield Primary School

Not yet inspected · Inspected Jun 2025 · 1 min walk

KS2: 109.1

★★

Secondary

Queensmead School

Good · Inspected Jul 2022 · 3 min walk

P8: +0.68A8: 56.1

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.2 incidents per 1,000 residents

Better than 52% of London
→ Stable

-17% vs borough

Crime by type

Other28%
Anti-social behaviour26%
Vehicle crime17%
Violence & sexual offences13%
Burglary9%
Theft3%
Robbery2%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.1km

Crime is 4% below London average

Property

Prices, sales volume and market trends

Avg floor area93 m²

EPC breakdown

B
1%
C
3%
D
6%
E
3%

Based on 13 properties · Confidence: medium

Street mix

Semi 100%

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£232,500
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+8.4%

Total change

+858%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.8%

per year

Acceleration

-10.24

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£79k£135k+70.3%1.8
Post-dot-com plateau2001–2003£181k£225k+24.7%2
Pre-crash peak2006–2006£267k£267k+0%2
GFC & correction2008–2011£260k£296k+13.8%1.5
Help-to-Buy recovery2016–2016£510k£510k+0%1
Brexit uncertainty2017–2019£578k£470k-18.6%1.5
Pandemic surge2020–2020£510k£510k+0%1
Rate-rise correction2022–2023£648k£757k+16.8%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.7% alpha

Semi-detached+0.7% α
Local
8.1%
District
7.4%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing7
Trend Position10

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
9.1 min walk
South Ruislip

Nearby stations

South Ruislip Underground StationCentral
9 min walk
South RuislipNational Rail
10 min walk
Ruislip Gardens Underground StationCentral
19 min walk
Northolt Underground StationCentral
24 min walk
Eastcote Underground StationMetropolitan · Piccadilly
25 min walk
No bus stops within 400m

22

Walkability score

75

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge71 min ↑
Victoria69 min ↑
Waterloo74 min ↑
Canary Wharf81 min ↑
City ★68 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

20

Car parks (800m)

0

EV chargers (800m)

Nearest car park62m
Santander docks (800m)0
Nearest cycle dock11.5 km

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 waterMEDIUM
Medium
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: 16.1 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 5.0 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

6 min walk

77%

Recommend GP

77%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital · 3.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Middlesex Arms (648 m)

Nearest supermarketB&M Stores · 852 m
2 tennis courts2 sports halls

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)

586m

Post office

Nearby shops

Londis561 m
Tesco Express565 m
Check Us Food & Wine637 m

Nearby cafes

Eat Well Cafe649 m

Nearby restaurants

Snack Bar479 m
My Grill616 m
Pauls Fish Bar622 m
Nando's749 m

Nearby pubs

The Middlesex Arms648 m
Venue 51.0 km

Nearby gyms

Queensmead Sports Centre314 m
Goals335 m
Larkspur Rovers FC1.0 km

Nearby pharmacies

Boots567 m
Food hygiene (5-star)83% of 12

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

DINA MARIA'S EMBROIDERY DESIGNS LTD

Investment

Investment grade, yield and market outlook

41

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

36.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,258m
Crossrail 2 route18,096m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,719 nationally

1,414

Est. population

4,110/km²

60%

Employed

41%

Degree educated

£46,600

Median income

2.8%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

23%
16%
23%
20%
19%
Under 1823%
18–3416%
35–4923%
50–6420%
65+19%

Tenure

41%
40%
14%
Own outright41%
Own (mortgage)40%
Private rent14%
Social rent5%
Shared ownership0%

Ethnicity

50%
26%
White British50%
White Other10%
Asian26%
Black5%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine16%
No car household14%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Private rent14%
Social rent5%

vs. London

Income vs London+11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
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)
3
Largest scheme
31 homes · SOUTH RUISLIP LIBRARY, PLOT B, SOUTH RUISLIP LIBRARY, PLOT B, VICTORIA ROAD, RUISLIP, HA4 0JE
Pipeline pressure
NONE

Named schemes (500m)

Land at garages, Land at garages, Brackenbridge Drive, Ruislip, HA4 0NF6 homes
completed
177, 177, Long Drive, Ruislip, HA4 0HS2 homes
completed
187, 187, LONG DRIVE, RUISLIP, HA4 0HS2 homes
completed
175, 175, THE FAIRWAY, RUISLIP, HA4 0SN2 homes
completed
Land At Garages/Nursery, Land At Garages/Nursery, Brackenbridge Drive, Ruislip, HA4 0NF2 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 0LT

Full postcodeHA4 0LT
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardSouth Ruislip
Latitude51.559664
Longitude-0.388963
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