South Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.55334, -0.39451

HA4 6UJ— South Ruislip, Hillingdon

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

The family fortress

 

Schools 100%Safety 84/100Transport 31/100Yield 4.63%

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
84
Schools
90
Transport
31
Environment
54
Investment
45

The bottom line

HA4 6UJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £350,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 55 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 6UJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
LowEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-32.7% vs London avg
vs London income+11.0% vs London avg
vs London crime-24.0% vs London avg

Deep-dive guides for HA4 6UJ

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

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“The family fortress”

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How HA4 6UJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Bourne Primary School

Not yet inspected · 2 min walk

KS2: 104.1

★★

Secondary

Queensmead School

Good · Inspected Jul 2022 · 7 min walk

P8: +0.68A8: 56.1

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 60 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

49.6 incidents per 1,000 residents

Better than 63% of London
→ Stable

-34% vs borough

Crime by type

Violence & sexual offences32%
Other25%
Vehicle crime17%
Anti-social behaviour16%
Burglary6%
Drug offences3%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 1.7km

Crime is 24% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£350,000

Median sale price

Bottom 25% — 33% below London median

£350,000 is 33% below the London median (£520,000)

+2.3%

This year

Flat

Dominant type

Price history

5-year change
-25.1%
Sales (24 months)5
New build0.0%
Avg semi-detached£350,000
Avg flat£361,000
Price per m²£4,768/m²
Price per ft²£443/ft²
Avg floor area73 m²

EPC breakdown

C
12%
D
7%
E
2%

Based on 21 properties · Confidence: medium

Street mix

Semi 36%Terraced 6%Flat 56%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

Stamp duty

Standard buyer£5,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£15,500

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

7.5×

Price-to-income

£1,751/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£182,500
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, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
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

+6.5%

Total change

+556%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.6%

per year

Acceleration

+5.05

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £300k–£350k · 62 sales

Property Type Mix

Total: 62 sales

Semi-detached35.5%
Terraced6.5%
Flat/maisonette58.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£109k+98.2%2.8
Post-dot-com plateau2001–2004£103k£181k+75.2%1.8
Pre-crash peak2005–2006£186k£199k+7%4
GFC & correction2008–2012£225k£180k-20%1.6
Help-to-Buy recovery2014–2016£270k£370k+37%2
Brexit uncertainty2017–2019£460k£365k-20.6%2.3
Pandemic surge2020–2020£468k£468k+0%2
Rate-rise correction2022–2022£340k£340k+0%2
Current market2024–2025£342k£361k+5.6%2.5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Weakest performer

Semi-detached

-2% alpha

Flat/maisonette+0.7% α
Local
6.5%
District
5.8%
Semi-detached-2% α
Local
4.2%
District
6.2%

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

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
South Ruislip Underground StationCentral line
6 min walk
South Ruislip

Nearby stations

South Ruislip Underground StationCentral
6 min walk
South RuislipNational Rail
6 min walk
Ruislip Gardens Underground StationCentral
17 min walk
Northolt Underground StationCentral
23 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
32 min walk
No bus stops within 400m

15

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria ★55 min
Waterloo60 min ↑
Canary Wharf68 min ↑
City55 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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park97m
Santander docks (800m)0
Nearest cycle dock11.7 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 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: 16.3 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 64%
More green space than 92% of London

Nearest SSSI: Ruislip Woods SSSI — 5.3 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

DR MLR SIDDIQUI'S PRACTICE

21 WALNUT WAY, SOUTH RUISLIP, HA4 6TA

5 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

Nearest hospitalCygnet Hospital · 4.2 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

81

Parks (1km)

6

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Middlesex Arms (490 m)

Nearest supermarketB&M Stores · 828 m
2 tennis courts3 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)

574m

Post office

Nearby shops

South Ruislip's Convenience Store495 m
Gagan Food & Wine616 m

Nearby cafes

Asda Café719 m
Cafe Klix719 m

Nearby restaurants

Saffron Indian459 m
The Fishing Net470 m
Pauls Fish Bar490 m
My Grill494 m

Nearby pubs

The Middlesex Arms490 m

Nearby gyms

McGovern Park441 m
Goals470 m
Queensmead Sports Centre502 m
C & L Country Club882 m
Food hygiene (5-star)55% of 33

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ALPHA CARE CONSULTANTS LTD
KEIZEN SDK LTD
RP HEALTH CONSULTANCY LTD
RPMP GROUP LIMITED
RPMP PROPERTIES LIMITED

+3 more

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

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
4.6% (good)London avg: 3.8%Strong yield — top 24% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months2

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

17/100

Velocity score

Future outlook

43.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,401m
Crossrail 2 route18,330m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,221 nationally

2,056

Est. population

1,000/km²

66%

Employed

37%

Degree educated

£46,600

Median income

4.6%

Claimant rate

SuburbanLow densityEstablished mixed

50

Community stability

Age profile

22%
26%
22%
17%
Under 1822%
18–3426%
35–4922%
50–6417%
65+13%

Tenure

33%
32%
24%
Own outright33%
Own (mortgage)32%
Private rent24%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

47%
16%
23%
White British47%
White Other16%
Asian23%
Black5%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine18%
No car household18%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent24%
Social rent10%

vs. London

Income vs London+11.0%
Price vs London-32.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
7
Local approval rate
80%
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)
104
Largest scheme
163 homes · Former Arla Food Depot, Former Arla Food Depot, Victoria Road, South Ruislip, HA4 0EU
Pipeline pressure
NONE

Named schemes (500m)

SOUTH RUISLIP LIBRARY, PLOT B, SOUTH RUISLIP LIBRARY, PLOT B, VICTORIA ROAD, RUISLIP, HA4 0JE31 homes
completed
SOUTH RUISLIP LIBRARY (PLOT A), SOUTH RUISLIP LIBRARY (PLOT A), VICTORIA ROAD, HA4 9JE10 homes
completed
40-42, 40-42, GREAT CENTRAL AVENUE, HA4 6UF10 homes
completed
LAND BETWEEN 10 - 16, LAND BETWEEN 10 - 16, MANOR GARDENS, RUISLIP, HA4 6UB6 homes
completed
26, 26, EDWARDS AVENUE, RUISLIP, HA4 6UZ3 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£350,000)

£5,000

Standard buyer

£0

First-time buyer

Save £5,000

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 6UJ

Full postcodeHA4 6UJ
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardSouth Ruislip
Latitude51.553338
Longitude-0.394509
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