Ruislip · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.57503, -0.42773

HA4 7AJ— Ruislip, Hillingdon

Location and area intelligence for HA4 7AJ, Ruislip, Hillingdon

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 26/100Low yield 3.26%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
66
Safety
81
Schools
60
Transport
26
Environment
45
Investment
41

The bottom line

HA4 7AJ 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: 63 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how HA4 7AJ scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how HA4 7AJ meets your needs.

Location

HA4 7AJ

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-2.9% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for HA4 7AJ

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare HA4 7AJ with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How HA4 7AJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Bishop Winnington-Ingram CofE Primary School

Not yet inspected · 7 min walk

KS2: 102.2

—

Secondary

Bishop Ramsey Church of England School

Not yet inspected · Inspected Nov 2024 · 17 min walk

P8: +0.20A8: 54.1

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 · 80 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.0 incidents per 1,000 residents

Better than 52% of London
→ Stable

-16% vs borough

Crime by type

Other32%
Anti-social behaviour20%
Violence & sexual offences16%
Burglary10%
Vehicle crime9%
Drug offences8%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 1.6km

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area199.6 m²

EPC breakdown

D
4%
E
3%

Based on 7 properties · Confidence: low

Street mix

Semi 36%Detached 64%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£499,000
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
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

1996–2018 · CAGR

+7.9%

Total change

+437%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.9%

per year

Acceleration

-2.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £600k–£700k · 14 sales

Property Type Mix

Total: 14 sales

Detached64.3%
Semi-detached35.7%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£171k£358k+110%1
Post-dot-com plateau2003–2004£695k£570k-18%1
Pre-crash peak2006–2007£730k£920k+26%1.5
GFC & correction2008–2010£380k£678k+78.3%1
Help-to-Buy recovery2013–2016£743k£1.07m+44.6%1.3
Brexit uncertainty2018–2018£915k£915k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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 StationPiccadilly line
6.9 min walk
West Ruislip

Nearby stations

Ruislip Underground StationPiccadilly · Metropolitan
7 min walk
West RuislipNational Rail
11 min walk
West Ruislip Underground StationCentral
12 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
13 min walk
Ickenham Underground StationPiccadilly · Metropolitan
22 min walk
No bus stops within 400m

32

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★63 min
Victoria66 min ↑
Waterloo66 min ↑
Canary Wharf73 min ↑
City66 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)

Total spaces (800m)104
Nearest car park182m
Santander docks (800m)0
Nearest cycle dock14.3 km

Nearby car parks

🅿️
Saint Martins Approach Car Park
304m
🅿️
Kingsend North Car Park35 spaces· yes
396m
🅿️
Kingsend South Car Park· yes
464m
🅿️
Waitrose Car Park· yes
506m
🅿️
Ruislip Underground Station Car Park
686m

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: 19.2 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 22%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 2.1 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 yield852.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

KING EDWARDS MEDICAL CENTRE

19 KING EDWARDS ROAD, HA4 7AE

1 min walk

78%

Recommend GP

78%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 4.7 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

118

Parks (1km)

20

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketAldi · 2.0 km
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby cafes

Garlands Patisserie163 m
GAIL's211 m
Costa240 m
Caffè Nero274 m

Nearby restaurants

Metro Italia118 m
Ruislip Kebab123 m
KFC127 m
Annabella's by Arens - Ruislip175 m

Nearby pubs

The Hop & Vine143 m
The Crock of Gold469 m

Nearby gyms

CrossFit Ickenham799 m

Nearby health

St Martin's Medical Center345 m
Damira Dental Studios374 m
Food hygiene (5-star)70% of 76

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

41

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
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

50.1

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,371m
Crossrail 2 route21,095m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,192 nationally

1,523

Est. population

6,658/km²

58%

Employed

44%

Degree educated

£40,800

Median income

4.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

24%
14%
21%
19%
22%
Under 1824%
18–3414%
35–4921%
50–6419%
65+22%

Tenure

35%
38%
17%
Own outright35%
Own (mortgage)38%
Private rent10%
Social rent17%
Rent free0%

Ethnicity

65%
14%
White British65%
White Other11%
Asian14%
Black2%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household19%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Social rent17%
Private rent10%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
22
Planning apps (12 months)
16
Planning apps (3 years)
6
Local approval rate
100%
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)
8
Largest scheme
94 homes · TIMES HOUSE, TIMES HOUSE, STATION APPROACH, HA4
Pipeline pressure
NONE

Named schemes (500m)

FORMER MILL WORKS, FORMER MILL WORKS, BURY STREET, RUISLIP, HA4 7TA66 homes
completed
FORMER SAINSBURY BUILDING, 8-10, FORMER SAINSBURY BUILDING, 8-10, ICKENHAM ROAD, HA444 homes
completed
6,8,10, 6,8,10, Wood Lane, Ruislip, HA4 6EX20 homes
completed
130, 130, High Street, HA4 8LP19 homes
completed
41, 41, KINGSEND, RUISLIP, HA4 7DD14 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
23.0%
Ward turnout
42%
Election year
2022
MP
David Simmonds (Conservative)
MP majority
7,581
Constituency
Ruislip, Northwood and Pinner

Councillors

Philip Nigel CorthorneConservative
John RileyConservative
Peter William SmallwoodConservative

Live in HA4 7AJ? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for HA4 7AJ.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

Similar postcodes

Frequently asked questions

📍 Track HA4 7AJ

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for HA4 7AJ

Full postcodeHA4 7AJ
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.575027
Longitude-0.427731
Parliamentary constituencyRuislip, Northwood and Pinner
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