South Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.56415, -0.38720

HA4 0ND— South Ruislip, Hillingdon

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

The family fortress

 

Schools 100%Safety 84/100Transport 19/100Low yield 3.26%

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
84
Schools
90
Transport
19
Environment
57
Investment
41

The bottom line

HA4 0ND 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: 61 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 0ND

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+11.0% vs London avg
vs London crime-34.0% vs London avg

Deep-dive guides for HA4 0ND

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA4 0ND has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Field End Infant School

Good · Inspected May 2024 · 4 min walk

★★

Secondary

Queensmead School

Good · Inspected Jul 2022 · 9 min walk

P8: +0.68A8: 56.1

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

43.2 incidents per 1,000 residents

Better than 68% of London
→ Stable

-43% vs borough

Crime by type

Violence & sexual offences27%
Other22%
Anti-social behaviour17%
Vehicle crime17%
Drug offences8%
Burglary6%
Theft1%
Robbery1%

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) · 2.2km

Crime is 34% below London average

Property

Prices, sales volume and market trends

Avg floor area75 m²

EPC breakdown

C
1%
D
5%

Based on 6 properties · Confidence: low

Street mix

Semi 64%Terraced 36%

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£187,500
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, filled cavity
RoofPitched, 50 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

1996–2019 · CAGR

+7.7%

Total change

+451%

Market Activity

Price Velocity & Acceleration

Current Velocity

+61.7%

per year

Acceleration

+41.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached60%
Terraced40%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£88k£149k+69.3%1
Post-dot-com plateau2002–2004£167k£233k+39.3%1.7
Pre-crash peak2006–2006£250k£250k+0%1
GFC & correction2008–2008£300k£300k+0%1
Brexit uncertainty2019–2019£485k£485k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+10.4% alpha

Semi-detached+10.4% α
Local
18%
District
7.6%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

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
13.8 min walk
South Ruislip

Nearby stations

South Ruislip Underground StationCentral
14 min walk
South RuislipNational Rail
15 min walk
Eastcote Underground StationMetropolitan · Piccadilly
19 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
21 min walk
Ruislip Gardens Underground StationCentral
21 min walk
No bus stops within 400m

14

Walkability score

73

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★61 min
Victoria63 min ↑
Waterloo63 min ↑
Canary Wharf71 min ↑
City67 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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park297m
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: 13.0 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 AONB51% green spaceTree canopy: 52%
More green space than 96% of London

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

ACREFIELD SURGERY

700 FIELD END ROAD, HA4 0QR

5 min walk

68%

Recommend GP

68%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalCygnet Hospital · 3.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Venue 5 (562 m)

No restaurants within 800m — nearest: Snack Bar (694 m)

Nearest supermarketB&M Stores · 1.1 km
2 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)

728m

Post office

Nearby shops

Tesco Express551 m
Londis595 m
Check Us Food & Wine732 m

Nearby cafes

Eat Well Cafe735 m
The Roxy Cafe1.1 km

Nearby restaurants

Snack Bar694 m
Farmhouse Pizza732 m
Whitby Fish Bar736 m
Mey Mey742 m

Nearby pubs

Venue 5562 m

Nearby gyms

Queensmead Sports Centre828 m
Goals846 m

Nearby pharmacies

Boots565 m

Nearby health

Dentistry@388996 m
Food hygiene (5-star)79% of 24

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

FIVE STAR WORLDWIDE LTD
NAYSHA LIMITED
TANVI CONSTRUCTION SERVICES LIMITED

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

34.9

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,315m
Crossrail 2 route18,081m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,073 nationally

1,784

Est. population

8,729/km²

63%

Employed

40%

Degree educated

£46,600

Median income

3.4%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

27%
17%
24%
19%
13%
Under 1827%
18–3417%
35–4924%
50–6419%
65+13%

Tenure

33%
44%
14%
Own outright33%
Own (mortgage)44%
Private rent14%
Social rent10%
Shared ownership0%

Ethnicity

46%
32%
White British46%
White Other8%
Asian32%
Black6%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine16%
No car household13%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent14%
Social rent10%

vs. London

Income vs London+11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
5
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)
2
Largest scheme
6 homes · Land at garages, Land at garages, Brackenbridge Drive, Ruislip, HA4 0NF
Pipeline pressure
NONE

Named schemes (500m)

Land at garages, Land at garages, Brackenbridge Drive, Ruislip, HA4 0NF6 homes
completed
32, 32, EAST MEAD, RUISLIP, HA4 9HH4 homes
completed
187, 187, LONG DRIVE, RUISLIP, HA4 0HS2 homes
completed
182 THE FAIRWAY, RUISLIP, HA4 0SL2 homes
completed
1, 1, Bec Close, Ruislip, HA4 0QY2 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 0ND

Full postcodeHA4 0ND
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardSouth Ruislip
Latitude51.564154
Longitude-0.387203
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
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