Ruislip Manor · Hillingdon · Uxbridge and South Ruislip constituency · 51.56500, -0.41978

HA4 6HS— Ruislip Manor, Hillingdon

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

The family fortress

 

Schools 100%Safety 87/100Transport 25/100~3% 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
60
Safety
87
Schools
100
Transport
25
Environment
51
Investment
37

The bottom line

HA4 6HS 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 6HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for HA4 6HS

🛡️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 6HS 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 · 5 min walk

KS2: 103.6

★★★

Secondary

Ruislip High School

Outstanding · Inspected Dec 2023 · 10 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 · 68 min walk

2 primaries · 1 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)

0

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 1.0km

Crime is 55% 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£6,442/m²
Price per ft²£599/ft²
Avg floor area78.8 m²

EPC breakdown

D
8%
E
3%
G
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 96%Detached 4%

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£197,000
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 EAnnual charge £2,284
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.1%

Total change

+518%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.0%

per year

Acceleration

+20.53

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 23 sales

Property Type Mix

Total: 23 sales

Detached4.3%
Semi-detached95.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£83k£147k+78.2%1.4
Post-dot-com plateau2002–2003£180k£235k+30.6%2
Pre-crash peak2006–2007£295k£290k-1.7%1
GFC & correction2009–2009£250k£250k+0%1
Help-to-Buy recovery2014–2014£420k£420k+0%1
Brexit uncertainty2017–2019£462k£580k+25.5%1
Pandemic surge2021–2021£585k£585k+0%1
Rate-rise correction2023–2023£600k£600k+0%1
Current market2025–2026£495k£510k+3%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.5% alpha

Semi-detached-0.5% α
Local
6.2%
District
6.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

52out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume15
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 StationMetropolitan line
8.6 min walk
West Ruislip

Nearby stations

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

13

Walkability score

86

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

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)14
Nearest car park340m
Santander docks (800m)0
Nearest cycle dock13.6 km

Nearby car parks

🅿️
Waitrose Car Park· yes
741m
🅿️
Kingsend South Car Park· yes
780m
🅿️
Ruislip Underground Station Car Park
784m
🅿️
Ruislip Gardens Underground Station Car Park· yes
792m

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: 18.3 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 19%
More green space than 85% of London

Nearest SSSI: Ruislip Woods SSSI — 3.3 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

10 min walk

69%

Recommend GP

69%

Overall GP experience

1

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

99

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Bell (547 m)

No restaurants within 800m — nearest: Wimpy (847 m)

Nearest supermarketAldi · 1.4 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)

506m

Post office

Nearby shops

Budgens979 m

Nearby cafes

Vito's Cafe865 m
Jurassic Perk981 m
Caffè Nero1.0 km
Red Onion1.0 km

Nearby restaurants

Wimpy847 m
Wok Chi870 m
Sarasas South Indian892 m
Melisi922 m

Nearby pubs

The Bell547 m
The Crock of Gold856 m
J.J. Moon's1.0 km

Nearby gyms

Grosvenor Vale538 m
Station Gym835 m
Food hygiene (5-star)44% of 27

Business

Local businesses registered here

Active businesses
3
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

BRACKNELL NEW SUSHI LIMITED
LEWIS MANAGEMENT SERVICES LTD
SUNNINGDALE SUSHI LIMITED

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months3

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

25/100

Velocity score

Future outlook

62.5

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,471m
Crossrail 2 route20,309m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
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)
1
Largest scheme
94 homes · TIMES HOUSE, TIMES HOUSE, STATION APPROACH, HA4
Pipeline pressure
NONE

Named schemes (500m)

Garages between 15b and 17/17a, Garages between 15b and 17/17a, Northdown Close, Ruislip, HA4 6JZ1 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 6HS

Full postcodeHA4 6HS
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip Manor
Latitude51.565002
Longitude-0.419780
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