Ruislip Manor · Hillingdon · Uxbridge and South Ruislip constituency · 51.56403, -0.41813

HA4 6ED— Ruislip Manor, Hillingdon

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

The family fortress

 

Schools 100%Safety 85/100Transport 27/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
55
Safety
85
Schools
100
Transport
27
Environment
51
Investment
37

The bottom line

HA4 6ED 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 6ED

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+7.6% vs London avg
vs London crime-39.0% vs London avg

Deep-dive guides for HA4 6ED

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA4 6ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Ruislip Gardens Primary School

Not yet inspected · Inspected Oct 2024 · 4 min walk

KS2: 103.6

★★★

Secondary

Ruislip High School

Outstanding · Inspected Dec 2023 · 9 min walk

P8: +0.63A8: 54.6

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 · 67 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.7 incidents per 1,000 residents

Better than 71% of London
→ Stable

-47% vs borough

Crime by type

Violence & sexual offences37%
Other21%
Anti-social behaviour18%
Vehicle crime10%
Drug offences7%
Burglary4%
Theft1%
Robbery1%

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 · 909m

Crime is 39% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,270/m²
Price per ft²£583/ft²
Avg floor area93.2 m²

EPC breakdown

C
3%
D
27%
E
8%
F
3%

Based on 41 properties · Confidence: high

Street mix

Semi 68%Terraced 18%Detached 12%Other 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£233,000
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 CAnnual charge £1,661
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+6.1%

Total change

+486%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.4%

per year

Acceleration

+19.86

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 59 sales

Property Type Mix

Total: 59 sales

Detached11.9%
Semi-detached69.5%
Terraced18.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£99k£165k+66.8%2.2
Post-dot-com plateau2001–2004£179k£277k+54.7%2.7
Pre-crash peak2006–2007£265k£355k+34%3
GFC & correction2009–2012£325k£345k+6.2%1.2
Help-to-Buy recovery2013–2015£335k£508k+51.5%3.3
Brexit uncertainty2017–2019£518k£454k-12.4%1.3
Pandemic surge2020–2021£515k£525k+1.9%3.5
Rate-rise correction2022–2022£615k£615k+0%5
Current market2024–2026£592k£580k-2%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Weakest performer

Terraced

-2.1% alpha

Semi-detached+0% α
Local
7.4%
District
7.4%
Terraced-2.1% α
Local
3.4%
District
5.5%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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 Gardens Underground StationCentral line
7.5 min walk
South Ruislip

Nearby stations

Ruislip Gardens Underground StationCentral
8 min walk
Ruislip Underground StationPiccadilly · Metropolitan
11 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
14 min walk
West Ruislip Underground StationCentral
19 min walk
South RuislipNational Rail
19 min walk
No bus stops within 400m

14

Walkability score

85

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park275m
Santander docks (800m)0
Nearest cycle dock13.4 km

Nearby car parks

🅿️
Ruislip Gardens Underground Station Car Park· yes
635m

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: 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: 18.1 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 16%
More green space than 85% of London

Nearest SSSI: Ruislip Woods SSSI — 3.4 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

12 min walk

69%

Recommend GP

69%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

113

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Bell (391 m)

No restaurants within 800m — nearest: Wimpy (985 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)

351m

Post office

Nearby shops

Budgens1.0 km

Nearby cafes

Vito's Cafe999 m
Jurassic Perk1.1 km

Nearby restaurants

Wimpy985 m
Wok Chi1.0 km
Summer China1.0 km
Mangal1.0 km

Nearby pubs

The Bell391 m
The Crock of Gold990 m
J.J. Moon's1.1 km

Nearby gyms

Grosvenor Vale609 m
Station Gym677 m
Food hygiene (5-star)41% of 22

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
11
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

6IXTH SENSE SOLUTIONS LIMITED
AROMA OIL ENTERPRISES LTD
DAMIAN CONSTRUCTION LIMITED
DARVEY BUILDING SERVICES LTD
DISTRIBUSHA LIMITED

+6 more

Investment

Investment grade, yield and market outlook

37

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 score15/100
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

48.7

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,327m
Crossrail 2 route20,175m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,198 nationally

1,714

Est. population

12,883/km²

67%

Employed

37%

Degree educated

£45,200

Median income

3.7%

Claimant rate

SuburbanHigh densityOwner occupiers / families

46

Community stability

Age profile

26%
22%
23%
18%
Under 1826%
18–3422%
35–4923%
50–6418%
65+11%

Tenure

28%
34%
31%
Own outright28%
Own (mortgage)34%
Private rent31%
Social rent6%
Shared ownership1%

Ethnicity

51%
18%
16%
White British51%
White Other19%
Asian16%
Black6%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine19%
No car household22%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent31%
Social rent6%

vs. London

Income vs London+7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Planning apps (12 months)
11
Planning apps (3 years)
8
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)
2
Largest scheme
2 homes · 24B, 24B, Trevor Crescent, Ruislip, HA4 6NE
Pipeline pressure
NONE

Named schemes (500m)

Land Between 24 And 24b, Land Between 24 And 24b, Trevor Crescent, Ruislip, HA4 6NE2 homes
completed
24B, 24B, Trevor Crescent, Ruislip, HA4 6NE2 homes
completed
49, 49, Cornwall Road, HA42 homes
completed
Garages between 15b and 17/17a, Garages between 15b and 17/17a, Northdown Close, Ruislip, HA4 6JZ1 homes
completed
LAND FORMING PART OF 189, LAND FORMING PART OF 189, WEST END ROAD, RUISLIP, HA4 6LD1 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 6ED

Full postcodeHA4 6ED
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip Manor
Latitude51.564026
Longitude-0.418126
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