Ruislip Manor · Hillingdon · Uxbridge and South Ruislip constituency · 51.57061, -0.42319

HA4 6DH— Ruislip Manor, Hillingdon

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

Under-the-radar value

 

Schools 100%Safety 87/100Transport 31/100Yield 9.42%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
63
Safety
87
Schools
100
Transport
31
Environment
47
Investment
67

The bottom line

HA4 6DH offers exceptional schools (100% Good/Outstanding) and low crime at £172,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 66 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 6DH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-66.9% vs London avg
vs London income+7.6% vs London avg
vs London crime-55.0% vs London avg

Deep-dive guides for HA4 6DH

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

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“Under-the-radar value”

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How HA4 6DH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Sacred Heart Catholic Primary School

Outstanding · Inspected Jun 2024 · 4 min walk

KS2: 107.7

—

Secondary

Bishop Ramsey Church of England School

Not yet inspected · Inspected Nov 2024 · 17 min walk

P8: +0.20A8: 54.1

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 75 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.3 incidents per 1,000 residents

Better than 79% of London
→ Stable

-61% vs borough

Crime by type

Other28%
Violence & sexual offences28%
Vehicle crime19%
Anti-social behaviour15%
Burglary6%
Drug offences4%
Theft0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 1.7km

Crime is 55% below London average

Property

2 Jul

Prices, sales volume and market trends

£172,000

Median sale price

Bottom 25% — 67% below London median

£172,000 is 67% below the London median (£520,000)

+55.0%

This year

Flat

Dominant type

Price history

5-year change
-26.2%
Sales (24 months)11
New build0.0%
Avg flat£172,000
Price per m²£3,077/m²
Price per ft²£286/ft²
Avg floor area56.3 m²

EPC breakdown

B
37%
C
87%
D
6%
E
32%
F
2%

Based on 164 properties · Confidence: high

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£5,160

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

3.8×

Price-to-income

£860/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Heating

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£140,750
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+2.9%

Total change

+142%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.4%

per year

Acceleration

+1.47

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 143 sales

Property Type Mix

Total: 143 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£77k£115k+49.4%8.2
Post-dot-com plateau2001–2004£152k£217k+42.3%4.2
Pre-crash peak2005–2007£243k£255k+4.9%3
GFC & correction2008–2012£225k£198k-12%3.8
Help-to-Buy recovery2013–2016£225k£259k+15%4.2
Brexit uncertainty2017–2019£325k£295k-9.2%2
Pandemic surge2020–2021£353k£233k-34%3.5
Rate-rise correction2022–2023£335k£140k-58.2%4
Current market2024–2026£158k£186k+18.1%3.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.8% alpha

Flat/maisonette-2.8% α
Local
2.9%
District
5.7%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing4
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ruislip Underground StationPiccadilly line
1.5 min walk
West Ruislip

Nearby stations

Ruislip Underground StationPiccadilly · Metropolitan
2 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
10 min walk
West RuislipNational Rail
13 min walk
West Ruislip Underground StationCentral
13 min walk
Ruislip Gardens Underground StationCentral
17 min walk
No bus stops within 400m

36

Walkability score

134

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★66 min
Victoria71 min ↑
Waterloo68 min ↑
Canary Wharf76 min ↑
City71 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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)104
Nearest car park81m
Santander docks (800m)0
Nearest cycle dock13.9 km

Nearby car parks

🅿️
Waitrose Car Park· yes
81m
🅿️
Kingsend South Car Park· yes
142m
🅿️
Kingsend North Car Park35 spaces· yes
216m
🅿️
Ruislip Underground Station Car Park
327m
🅿️
Pembroke Gardens· yes
677m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.7 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 2.6 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 yield853.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WOOD LANE MEDICAL CENTRE

2A WOOD LANE, HA4 6ER

2 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMount Vernon · 5.3 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

78

Parks (1km)

16

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.9 km
1 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

822m

Post office

Nearby cafes

Vito's Cafe230 m
Jurassic Perk329 m
Caffè Nero362 m
Red Onion372 m

Nearby restaurants

Wimpy195 m
Wok Chi234 m
Sarasas South Indian237 m
Gurkha's Pride264 m

Nearby pubs

The Crock of Gold225 m
The Hop & Vine668 m
J.J. Moon's748 m

Nearby gyms

Grosvenor Vale475 m

Nearby health

Damira Dental Studios789 m
St Martin's Medical Center796 m
Food hygiene (5-star)66% of 79

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

67

Investment score

Good

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
9.4% (high)London avg: 3.8%Strong yield — top 2% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months7

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

58/100

Velocity score

Future outlook

61.9

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,903m
Crossrail 2 route20,673m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,663 nationally

1,604

Est. population

6,701/km²

58%

Employed

37%

Degree educated

£45,200

Median income

3.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

62

Community stability

Age profile

24%
22%
17%
24%
Under 1824%
18–3413%
35–4922%
50–6417%
65+24%

Tenure

48%
39%
Own outright49%
Own (mortgage)39%
Private rent11%
Social rent1%
Shared ownership0%

Ethnicity

61%
15%
17%
White British61%
White Other15%
Asian17%
Black1%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine18%
No car household21%
Unemployed2%
No qualifications15%

Housing tenure (Census 2021)

Private rent11%
Social rent1%

vs. London

Income vs London+7.6%
Price vs London-66.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
Planning apps (12 months)
11
Planning apps (3 years)
11
Local approval rate
91%
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)
6
Largest scheme
94 homes · TIMES HOUSE, TIMES HOUSE, STATION APPROACH, HA4
Pipeline pressure
NONE

Named schemes (500m)

TIMES HOUSE, TIMES HOUSE, STATION APPROACH, HA494 homes
completed
32 - 46, 32 - 46, PEMBROKE ROAD, RUISLIP, HA4 8NE83 homes
completed
LYON COURT AND 28-30, LYON COURT AND 28-30, PEMBROKE RAOD, RUISLIP, HA4 8NE61 homes
completed
LAND AT FORMER ELECTRICITY STATION SITE, LAND AT FORMER ELECTRICITY STATION SITE, WOOD LANE, HA441 homes
completed
1, 1, Station Approach, Ruislip, HA4 8LF40 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£172,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for HA4 6DH

Full postcodeHA4 6DH
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip Manor
Latitude51.570605
Longitude-0.423194
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