Ruislip Manor · Hillingdon · Uxbridge and South Ruislip constituency · 51.57014, -0.41171

HA4 6AP— Ruislip Manor, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 31/100Low yield 3.26%

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
31
Environment
46
Investment
41

The bottom line

HA4 6AP 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 london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 6AP

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 6AP

🛡️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 6AP 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 · 8 min walk

P8: +0.63A8: 54.6

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 76 min walk

3 primaries · 2 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 1.7km

Crime is 44% below London average

Property

Prices, sales volume and market trends

Avg floor area122 m²

EPC breakdown

D
2%

Based on 2 properties · Confidence: very_low

Street mix

Semi 20%Terraced 80%

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£305,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Council tax band Band DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+7.6%

Total change

+680%

Market Activity

Price Velocity & Acceleration

Current Velocity

+101.7%

per year

Acceleration

+94.31

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached20%
Terraced80%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£75k£75k+0%1
Post-dot-com plateau2003–2003£275k£275k+0%1
Pre-crash peak2006–2006£270k£270k+0%1
GFC & correction2009–2009£290k£290k+0%1
Current market2024–2024£585k£585k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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 StationPiccadilly line
4.2 min walk
South Ruislip

Nearby stations

Ruislip Manor Underground StationPiccadilly · Metropolitan
4 min walk
Ruislip Underground StationPiccadilly · Metropolitan
9 min walk
Ruislip Gardens Underground StationCentral
13 min walk
Eastcote Underground StationMetropolitan · Piccadilly
15 min walk
South RuislipNational Rail
21 min walk
No bus stops within 400m

23

Walkability score

92

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★60 min
Victoria63 min ↑
Waterloo63 min ↑
Canary Wharf70 min ↑
City69 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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)14
Nearest car park299m
Santander docks (800m)0
Nearest cycle dock13.2 km

Nearby car parks

🅿️
Pembroke Gardens· yes
359m
🅿️
Ruislip Underground Station Car Park
552m

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: 17.9 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 3.1 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

6 min walk

81%

Recommend GP

81%

Overall GP experience

3

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 · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketAldi · 1.4 km
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

130m

Post office

Nearby shops

Budgens260 m

Nearby cafes

Vito's Cafe787 m

Nearby restaurants

Summer China265 m
Mangal272 m
Mamma Mia Pizza324 m
Wok Chi793 m

Nearby pubs

J.J. Moon's370 m
The Crock of Gold779 m
The Bell898 m

Nearby gyms

Grosvenor Vale350 m
Highgrove Swimming Pool1.1 km
Station Gym1.2 km
Food hygiene (5-star)51% of 61

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

E

High street health

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 score20/100
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

50.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,140m
Crossrail 2 route19,887m

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)
10
Planning apps (3 years)
8
Local approval rate
80%
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
39 homes · WINDMILL P.H., WINDMILL P.H., WINDMILL HILL, PEMBROKE ROAD, RUISLIP, HA4 8NN
Pipeline pressure
NONE

Named schemes (500m)

WINDMILL P.H., WINDMILL P.H., WINDMILL HILL, PEMBROKE ROAD, RUISLIP, HA4 8NN39 homes
completed
106 PEMBROKE ROAD, RUISLIP23 homes
completed
RUISLIP MANOR LIBRARY, RUISLIP MANOR LIBRARY, VICTORIA ROAD, RUISLIP, HA4 0JE8 homes
completed
69 - 77, 69 - 77, PARK WAY, HA48 homes
completed
VICTORIA HALL, VICTORIA HALL, DULVERTON ROAD, RUISLIP, HA4 9AD8 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 6AP

Full postcodeHA4 6AP
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip Manor
Latitude51.570144
Longitude-0.411709
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
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