South Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.55884, -0.38441

HA4 0PE— South Ruislip, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 65/100Transport 18/100Low yield 3.26%

Best for: Families, Owner-occupiers

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

Liveability
47
Safety
65
Schools
90
Transport
18
Environment
46
Investment
46

The bottom line

HA4 0PE 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 0PE

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+97.0% vs London avg

Deep-dive guides for HA4 0PE

🛡️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 0PE 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 · 5 min walk

KS2: 109.1

★★

Secondary

Queensmead School

Good · Inspected Jul 2022 · 5 min walk

P8: +0.68A8: 56.1

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

128.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 543.6%

+70% vs borough

Crime by type

Other43%
Violence & sexual offences18%
Vehicle crime16%
Anti-social behaviour9%
Burglary5%
Robbery4%
Theft3%
Drug offences2%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

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: Northolt Fire Station (G31) · 1.8km

Crime is +97% above London average

Property

Prices, sales volume and market trends

Avg floor area69.7 m²

EPC breakdown

C
3%
D
4%

Based on 7 properties · Confidence: low

Street mix

Flat 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£174,250
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
Roof(another dwelling above)
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

1998–2022 · CAGR

+7%

Total change

+408%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.5%

per year

Acceleration

-45.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 5 sales

Property Type Mix

Total: 5 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£64k£64k+0%1
Post-dot-com plateau2001–2001£128k£128k+0%1
Help-to-Buy recovery2013–2013£229k£229k+0%1
Brexit uncertainty2019–2019£330k£330k+0%1
Rate-rise correction2022–2022£325k£325k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
12.4 min walk
South Ruislip

Nearby stations

South Ruislip Underground StationCentral
13 min walk
South RuislipNational Rail
13 min walk
Northolt Underground StationCentral
20 min walk
Ruislip Gardens Underground StationCentral
23 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
25 min walk
No bus stops within 400m

19

Walkability score

49

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

17

Car parks (800m)

0

EV chargers (800m)

Nearest car park105m
Santander docks (800m)0
Nearest cycle dock11.2 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 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: 15.7 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 5.2 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): 1

Landslide susceptibility: Low

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

2

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

71

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketB&M Stores · 1.2 km
1 tennis courts3 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)

319m

Post office

Nearby shops

Londis300 m
Check Us Food & Wine329 m
Tesco Express331 m

Nearby cafes

Eat Well Cafe342 m

Nearby restaurants

Snack Bar152 m

Nearby gyms

Queensmead Sports Centre451 m
Goals497 m
Larkspur Rovers FC840 m

Nearby pharmacies

Boots325 m
Food hygiene (5-star)71% of 34

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

46

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 score15/100
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

25

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,929m
Crossrail 2 route17,768m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,516 nationally

1,960

Est. population

4,383/km²

67%

Employed

35%

Degree educated

£46,600

Median income

5.2%

Claimant rate

SuburbanMedium densityEstablished mixed

44

Community stability

Age profile

26%
19%
27%
17%
Under 1826%
18–3419%
35–4927%
50–6417%
65+12%

Tenure

23%
34%
32%
Own outright23%
Own (mortgage)34%
Private rent32%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

40%
16%
24%
White British40%
White Other16%
Asian24%
Black6%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household24%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent32%
Social rent10%

vs. London

Income vs London+11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Planning apps (12 months)
5
Planning apps (3 years)
6
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 to Rear of 2, Land to Rear of 2, White Butts Road, South Ruislip, HA4 0NB1 homes
completed
LAND FORMING PART OF 2, LAND FORMING PART OF 2, WHITEBUTTS ROAD, RUISLIP, HA4 0NB1 homes
completed
Land forming part of, 16, Land forming part of, 16, Rufus Close, HA4 0QU1 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 0PE

Full postcodeHA4 0PE
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardSouth Ruislip
Latitude51.558837
Longitude-0.384405
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