South Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.55945, -0.41818

HA4 6PT— South Ruislip, Hillingdon

Location and area intelligence for HA4 6PT, South Ruislip, Hillingdon

The family fortress

 

Schools 100%Safety 86/100Transport 27/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
86
Schools
100
Transport
27
Environment
60
Investment
34

The bottom line

HA4 6PT 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: 62 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 6PT

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-50.0% vs London avg

Deep-dive guides for HA4 6PT

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA4 6PT 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 · 12 min walk

P8: +0.63A8: 54.6

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 61 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

32.2 incidents per 1,000 residents

Better than 77% of London
→ Stable

-57% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour26%
Other21%
Vehicle crime17%
Drug offences3%
Burglary2%
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 · 403m

Crime is 50% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£8,497/m²
Price per ft²£789/ft²
Avg floor area77.4 m²

EPC breakdown

C
6%
D
11%
E
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 40%Terraced 30%Flat 30%

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£193,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.7%

Total change

+1138%

Market Activity

Price Velocity & Acceleration

Current Velocity

+113.1%

per year

Acceleration

+5.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 40 sales

Property Type Mix

Total: 40 sales

Semi-detached40%
Terraced30%
Flat/maisonette30%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£116k+121%2
Post-dot-com plateau2001–2004£144k£220k+52.8%1.8
Pre-crash peak2005–2007£245k£211k-14%2.3
GFC & correction2008–2011£215k£290k+34.9%3
Help-to-Buy recovery2013–2016£307k£485k+58%1.8
Brexit uncertainty2018–2019£465k£424k-8.8%1
Rate-rise correction2023–2023£147k£147k+0%1
Current market2024–2025£305k£650k+113.1%1

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.5% alpha

Weakest performer

Semi-detached

+0.2% alpha

Flat/maisonette+1.5% α
Local
6.1%
District
4.6%
Terraced+1.4% α
Local
10.4%
District
9%
Semi-detached+0.2% α
Local
9.6%
District
9.4%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing7
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ruislip GardensCentral line
6.4 min walk
South Ruislip

Nearby stations

Ruislip Gardens Underground StationCentral
7 min walk
South RuislipNational Rail
17 min walk
Ruislip Underground StationPiccadilly · Metropolitan
17 min walk
South Ruislip Underground StationCentral
17 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
20 min walk
No bus stops within 400m

16

Walkability score

100

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria ★62 min
Waterloo67 min ↑
Canary Wharf75 min ↑
City62 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 park316m
Santander docks (800m)0
Nearest cycle dock13.3 km

Nearby car parks

🅿️
Ruislip Gardens Underground Station Car Park· yes
519m

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 waterLOW
Low
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: 18.0 km away✗ Not Green Belt✗ Not AONB60% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 3.9 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

NORTHOLT MEDICAL CENTRE

WEST END ROAD, NORTHOLT, HA4 6NG

8 min walk

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

123

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Bell (448 m)

Nearest supermarketAldi · 1.2 km

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)

452m

Post office

Nearby pubs

The Bell448 m

Nearby gyms

Station Gym459 m
Grosvenor Vale1.1 km
Food hygiene (5-star)44% of 18

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

DADAISA LTD
FINANCE AND ACCOUNTING SOLUTIONS LTD.
SANTHOSH ENGINEERING LIMITED
TNAA LIMITED
ZORA STUDIO BRANDS LTD

Investment

Investment grade, yield and market outlook

34

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 score16/100
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

40

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,171m
Crossrail 2 route20,075m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,868 nationally

1,800

Est. population

8,251/km²

66%

Employed

38%

Degree educated

£45,200

Median income

3.0%

Claimant rate

SuburbanHigh densityOwner occupiers / families

54

Community stability

Age profile

26%
19%
25%
19%
Under 1826%
18–3419%
35–4925%
50–6419%
65+12%

Tenure

29%
42%
17%
Own outright29%
Own (mortgage)42%
Private rent17%
Social rent11%
Shared ownership1%
Rent free0%

Ethnicity

45%
15%
23%
White British45%
White Other15%
Asian23%
Black8%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine17%
No car household13%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent17%
Social rent11%

vs. London

Income vs London+7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Planning apps (12 months)
8
Planning apps (3 years)
2
Local approval rate
88%
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)
0
Largest scheme
2 homes · 52 LEA CRESCENT, 52, Lea Crescent, HA4 6PP
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
52 LEA CRESCENT, 52, Lea Crescent, HA4 6PP2 homes
completed
Land forming part of 52A, Land forming part of 52A, LEA CRESCENT, RUISLIP, HA4 6PP1 homes
completed
Land forming part of 84, Land forming part of 84, BEDFORD ROAD, RUISLIP, HA4 6LZ1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
20.0%
Ward turnout
45%
Election year
2026
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Steve TuckwellConservative
Richard MillsConservative
John GarnerConservative

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Key facts for HA4 6PT

Full postcodeHA4 6PT
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardSouth Ruislip
Latitude51.559450
Longitude-0.418184
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