South Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.56655, -0.38488

HA4 0RB— South Ruislip, Hillingdon

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

The family fortress

 

Schools 100%Safety 84/100Transport 15/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
55
Safety
84
Schools
90
Transport
15
Environment
55
Investment
33

The bottom line

HA4 0RB 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 0RB

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 0RB

🛡️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 0RB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Roxbourne Primary School

Not yet inspected · 4 min walk

KS2: 108.2

★★

Secondary

Queensmead School

Good · Inspected Jul 2022 · 13 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 · 32 min walk

6 primaries · 0 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)

1

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.2km

Crime is 34% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA4 district median

£497,500

Based on 172 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£7,811/m²
Price per ft²£726/ft²
Avg floor area72 m²

EPC breakdown

C
1%
D
6%
E
4%
F
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 98%Terraced 2%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£180,000
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.9%

Total change

+583%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.7%

per year

Acceleration

-0.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 41 sales

Property Type Mix

Total: 41 sales

Semi-detached97.6%
Terraced2.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£77k£104k+35.1%3.3
Post-dot-com plateau2001–2004£157k£212k+34.8%2
Pre-crash peak2006–2007£250k£275k+10%3
GFC & correction2008–2012£220k£263k+19.3%1
Help-to-Buy recovery2015–2015£395k£395k+0%2
Brexit uncertainty2017–2018£397k£473k+19%1
Pandemic surge2020–2021£500k£436k-12.9%1.5
Rate-rise correction2022–2022£543k£543k+0%2
Current market2024–2025£535k£526k-1.7%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.2% alpha

Semi-detached+0.2% α
Local
6.9%
District
6.7%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
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
Eastcote Underground StationMetropolitan line
16.5 min walk
South Ruislip

Nearby stations

Rayners Lane Underground StationMetropolitan · Piccadilly
17 min walk
Eastcote Underground StationMetropolitan · Piccadilly
18 min walk
South Ruislip Underground StationCentral
18 min walk
South RuislipNational Rail
18 min walk
Ruislip Gardens Underground StationCentral
24 min walk
No bus stops within 400m

11

Walkability score

42

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

11

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park607m
Santander docks (800m)0
Nearest cycle dock11.4 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: 16.0 km away✗ Not Green Belt✗ Not AONB46% green spaceTree canopy: 25%
More green space than 94% of London

Nearest SSSI: Ruislip Woods SSSI — 4.6 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

6 min walk

68%

Recommend GP

68%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest hospitalCygnet Hospital · 3.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Venue 5 (435 m)

No restaurants within 800m — nearest: Snack Bar (887 m)

Nearest supermarketMoon Cash & Carry · 1.2 km

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)

862m

Post office

Nearby shops

Tesco Express673 m
Londis728 m
Check Us Food & Wine863 m

Nearby cafes

The Roxy Cafe814 m
Eat Well Cafe861 m

Nearby restaurants

Snack Bar887 m

Nearby pubs

Venue 5435 m

Nearby gyms

Queensmead Sports Centre1.1 km

Nearby pharmacies

Boots689 m

Nearby health

Dentistry@388870 m
Food hygiene (5-star)67% of 18

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ABLE CONSTRUCTION SOLUTIONS LIMITED
CJH PROPERTY HOLDINGS LTD
MOTORMOVE BODYWORKS LTD
MOTORMOVE LOGISTICS LTD
R SUHAN LIMITED

+2 more

Investment

Investment grade, yield and market outlook

33

Investment score

Weak

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
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

50.5

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,261m
Crossrail 2 route17,985m

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)
5
Planning apps (3 years)
2
Local approval rate
100%
Borough approval rate
84%
Historic landfill (400m)
1
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
575 FIELD END ROAD, RUISLIP, HA4 0RA2 homes
completed
1, 1, Bec Close, Ruislip, HA4 0QY2 homes
completed
182 THE FAIRWAY, RUISLIP, HA4 0SL2 homes
completed
79, 79, Exeter Road, Rayners Lane, HA2 9PQ2 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 0RB

Full postcodeHA4 0RB
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardSouth Ruislip
Latitude51.566550
Longitude-0.384882
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