South Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.55471, -0.40164

HA4 6RY— South Ruislip, Hillingdon

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

The family fortress

 

Schools 100%Safety 69/100Transport 31/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
54
Safety
69
Schools
100
Transport
31
Environment
52
Investment
38

The bottom line

HA4 6RY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 60 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA4 6RY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.0% vs London avg
vs London crime+105.0% vs London avg

Deep-dive guides for HA4 6RY

🛡️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 6RY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Bourne Primary School

Not yet inspected · 6 min walk

KS2: 104.1

★★★

Secondary

Ruislip High School

Outstanding · Inspected Dec 2023 · 15 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 · 60 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

133.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+77% vs borough

Crime by type

Other31%
Violence & sexual offences20%
Vehicle crime17%
Anti-social behaviour15%
Drug offences6%
Burglary5%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 1.2km

Crime is +105% above 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£6,874/m²
Price per ft²£639/ft²
Avg floor area84.4 m²

EPC breakdown

B
1%
C
3%
D
4%
E
1%

Based on 9 properties · Confidence: low

Street mix

Semi 12%Terraced 12%Detached 35%Flat 41%

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£211,000
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, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1997–2025 · CAGR

+6.4%

Total change

+471%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.4%

per year

Acceleration

-15.24

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 15 sales

Property Type Mix

Total: 15 sales

Detached40%
Semi-detached13.3%
Terraced13.3%
Flat/maisonette33.3%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£103k£80k-22%2.3
Post-dot-com plateau2001–2004£171k£144k-15.8%1.3
Pandemic surge2021–2021£230k£230k+0%1
Rate-rise correction2022–2023£460k£555k+20.7%1
Current market2025–2025£585k£585k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+4.4% alpha

Detached+4.4% α
Local
16.6%
District
12.2%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
South Ruislip StationCentral line
3.5 min walk
South Ruislip

Nearby stations

South RuislipNational Rail
4 min walk
South Ruislip Underground StationCentral
4 min walk
Ruislip Gardens Underground StationCentral
11 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
28 min walk
Ruislip Underground StationPiccadilly · Metropolitan
29 min walk
2 bus routes · 3 stops within 400m · 9 buses/hr peak

50

Walkability score

75

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

12

Car parks (800m)

0

EV chargers (800m)

Nearest car park272m
Santander docks (800m)0
Nearest cycle dock12.2 km

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: 16.8 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 70%
More green space than 90% of London

Nearest SSSI: Ruislip Woods SSSI — 4.9 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

DR MLR SIDDIQUI'S PRACTICE

21 WALNUT WAY, SOUTH RUISLIP, HA4 6TA

4 min walk

81%

Recommend GP

81%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

Nearest hospitalCygnet Hospital · 4.6 km
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

104

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Middlesex Arms (408 m)

Nearest supermarketB&M Stores · 532 m
1 tennis courts2 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)

504m

Post office

Nearby shops

South Ruislip's Convenience Store54 m
Gagan Food & Wine111 m

Nearby cafes

Cafe Klix276 m
Asda Café439 m

Nearby restaurants

The Fishing Net211 m
Saffron Indian263 m
Pauls Fish Bar432 m
My Grill439 m

Nearby pubs

The Middlesex Arms408 m
Black Bull892 m

Nearby gyms

McGovern Park558 m
Goals786 m
C & L Country Club957 m
Food hygiene (5-star)62% of 45

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

ARTIS & SASH LTD
LEADER REMOVALS LTD
LUXE BRUSH LTD
OCASHPRODUCTIONS LTD

Investment

Investment grade, yield and market outlook

38

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

42

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,919m
Crossrail 2 route18,846m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,446 nationally

2,481

Est. population

3,968/km²

65%

Employed

42%

Degree educated

£46,600

Median income

5.0%

Claimant rate

SuburbanMedium densityEstablished mixed

42

Community stability

Age profile

24%
25%
25%
14%
Under 1824%
18–3425%
35–4925%
50–6414%
65+12%

Tenure

21%
32%
34%
Own outright21%
Own (mortgage)32%
Private rent34%
Social rent11%
Shared ownership2%
Rent free0%

Ethnicity

38%
17%
28%
White British38%
White Other17%
Asian28%
Black6%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine18%
No car household24%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent34%
Social rent11%

vs. London

Income vs London+11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Planning apps (12 months)
14
Planning apps (3 years)
8
Local approval rate
86%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
110
Largest scheme
163 homes · Former Arla Food Depot, Former Arla Food Depot, Victoria Road, South Ruislip, HA4 0EU
Pipeline pressure
NONE

Named schemes (500m)

Bourne Court, Bourne Court, Bourne Court, Ruislip, HA4 6SW87 homes
completed
Early Years Centre (Plot 2), Early Years Centre (Plot 2), Acol Crescent, HA4 6QP33 homes
completed
306-310, 306-310, West End Road, RUISLIP, HA4 6QQ21 homes
completed
Great Central House, Great Central House, Great Central Avenue, Ruislip, HA4 6TT18 homes
completed
Astral House, Astral House, The Runway, HA4 6SE13 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 6RY

Full postcodeHA4 6RY
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardSouth Ruislip
Latitude51.554712
Longitude-0.401645
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