Ruislip Manor · Hillingdon · Uxbridge and South Ruislip constituency · 51.56882, -0.41062

HA4 6AA— Ruislip Manor, Hillingdon

Location and area intelligence for HA4 6AA, Ruislip Manor, Hillingdon

The family fortress

 

Schools 100%Safety 85/100Transport 28/100~3% 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
62
Safety
85
Schools
100
Transport
28
Environment
49
Investment
39

The bottom line

HA4 6AA 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: 60 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 6AA

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+12.1% vs London avg
vs London crime-44.0% vs London avg

Deep-dive guides for HA4 6AA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How HA4 6AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Lady Bankes Primary School

Outstanding · Inspected Feb 2024 · 3 min walk

KS2: 107.5

★★★

Secondary

Ruislip High School

Outstanding · Inspected Dec 2023 · 6 min walk

P8: +0.63A8: 54.6

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 75 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.2 incidents per 1,000 residents

Better than 74% of London
→ Stable

-52% vs borough

Crime by type

Other32%
Violence & sexual offences23%
Vehicle crime22%
Anti-social behaviour8%
Burglary8%
Drug offences5%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 1.6km

Crime is 44% 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£7,240/m²
Price per ft²£673/ft²
Avg floor area74.1 m²

EPC breakdown

C
6%
D
18%
E
5%
F
1%

Based on 30 properties · Confidence: high

Street mix

Semi 9%Terraced 89%Flat 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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£185,250
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, no insulation (assumed)
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

1995–2026 · CAGR

+6.5%

Total change

+607%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.9%

per year

Acceleration

-11.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £500k–£600k · 56 sales

Property Type Mix

Total: 56 sales

Semi-detached8.9%
Terraced89.3%
Flat/maisonette1.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£135k+81.8%2.6
Post-dot-com plateau2001–2004£125k£219k+75%2
Pre-crash peak2005–2007£223k£263k+17.7%2.3
GFC & correction2008–2012£225k£285k+26.7%1.8
Help-to-Buy recovery2013–2016£302k£460k+52.3%2
Brexit uncertainty2017–2019£420k£433k+3%1.7
Pandemic surge2021–2021£605k£605k+0%1
Rate-rise correction2022–2023£518k£489k-5.7%2.5
Current market2025–2026£535k£525k-1.9%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.2% alpha

Terraced+0.2% α
Local
6.8%
District
6.6%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing1
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
Ruislip Manor Underground StationMetropolitan line
6.3 min walk
South Ruislip

Nearby stations

Ruislip Manor Underground StationPiccadilly · Metropolitan
6 min walk
Ruislip Underground StationPiccadilly · Metropolitan
10 min walk
Ruislip Gardens Underground StationCentral
11 min walk
Eastcote Underground StationMetropolitan · Piccadilly
16 min walk
South RuislipNational Rail
19 min walk
No bus stops within 400m

16

Walkability score

99

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria ★60 min
Waterloo65 min ↑
Canary Wharf73 min ↑
City60 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)14
Nearest car park454m
Santander docks (800m)0
Nearest cycle dock13.1 km

Nearby car parks

🅿️
Pembroke Gardens· yes
525m
🅿️
Ruislip Underground Station Car Park
687m

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: 17.8 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 52%
More green space than 79% of London

Nearest SSSI: Ruislip Woods SSSI — 3.2 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood 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 yield853.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CEDARS MEDICAL CENTRE

118 ELLIOTT AVENUE, HA4 9LZ

5 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 5.1 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: J.J. Moon's (535 m)

Nearest supermarketAldi · 1.2 km
1 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)

281m

Post office

Nearby shops

Budgens420 m

Nearby restaurants

Summer China429 m
Mangal436 m
Mamma Mia Pizza488 m

Nearby pubs

J.J. Moon's535 m
The Bell767 m
Black Bull871 m

Nearby gyms

Grosvenor Vale421 m
Station Gym1.0 km
Food hygiene (5-star)50% of 72

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
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

CSA (CONSULTING SERVICES AND ACCOUNTING) LIMITED
S K S UK LIMITED

Investment

Investment grade, yield and market outlook

39

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

57.2

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,016m
Crossrail 2 route19,779m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,046 nationally

1,656

Est. population

9,718/km²

63%

Employed

38%

Degree educated

£47,100

Median income

2.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

61

Community stability

Age profile

21%
16%
20%
25%
18%
Under 1821%
18–3416%
35–4920%
50–6425%
65+18%

Tenure

45%
42%
Own outright45%
Own (mortgage)42%
Private rent12%
Social rent1%
Shared ownership0%

Ethnicity

62%
14%
17%
White British62%
White Other14%
Asian17%
Black2%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine16%
No car household13%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent12%
Social rent1%

vs. London

Income vs London+12.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
8
Local approval rate
83%
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)
10
Largest scheme
66 homes · LAND AT SOUTHBOURNE SCHOOL & ALLOTMENTS, LAND AT SOUTHBOURNE SCHOOL & ALLOTMENTS, SOUTHBOURNE GARDENS, HA4
Pipeline pressure
NONE

Named schemes (500m)

RUISLIP MANOR LIBRARY, RUISLIP MANOR LIBRARY, VICTORIA ROAD, RUISLIP, HA4 0JE8 homes
completed
VICTORIA HALL, VICTORIA HALL, DULVERTON ROAD, RUISLIP, HA4 9AD8 homes
completed
238, 238, VICTORIA ROAD, TIVERTON ROAD, RUISLIP, HA4 0DW2 homes
completed
171, 171, Cornwall Road, Ruislip, HA4 6AE2 homes
completed
REAR OF 36-40, REAR OF 36-40, FLAMBOROUGH ROAD, RUISLIP, HA4 0DJ2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
31.4%
Ward turnout
42%
Election year
2022
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Susan Catherine O'BrienConservative
Douglas Stuart MillsConservative

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Key facts for HA4 6AA

Full postcodeHA4 6AA
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip Manor
Latitude51.568817
Longitude-0.410615
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