Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.57589, -0.42653

HA4 7AN— Ruislip, Hillingdon

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

The family fortress

 

Schools 100%Safety 73/100Transport 30/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
64
Safety
73
Schools
60
Transport
30
Environment
49
Investment
42

The bottom line

HA4 7AN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 63 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 7AN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.4% vs London avg
vs London crime+71.0% vs London avg

Deep-dive guides for HA4 7AN

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA4 7AN 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 · 16 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 · 82 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

111.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+48% vs borough

Crime by type

Other39%
Anti-social behaviour19%
Violence & sexual offences18%
Robbery6%
Vehicle crime6%
Burglary5%
Drug offences4%
Theft4%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

6

Incidents (5yr)

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

Crime is +71% above London average

Property

12 Jun

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£486/m²
Price per ft²£45/ft²
Avg floor area66.6 m²

EPC breakdown

C
4%
D
11%
E
4%

Based on 19 properties · Confidence: medium

Street mix

Terraced 14%Detached 5%Flat 64%Other 18%

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£166,500
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, no insulation (assumed)
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

1998–2016 · CAGR

+8.7%

Total change

+347%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.3%

per year

Acceleration

-55.31

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £300k–£350k · 18 sales

Property Type Mix

Total: 18 sales

Detached5.6%
Terraced16.7%
Flat/maisonette77.8%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£66k£99k+51.1%2
Post-dot-com plateau2002–2004£136k£170k+25.4%1
Pre-crash peak2005–2007£152k£183k+20.1%1
GFC & correction2008–2012£210k£210k+0%1.2
Help-to-Buy recovery2013–2016£165k£293k+77.3%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Flat/maisonette-0.5% α
Local
7%
District
7.5%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ruislip Underground StationPiccadilly line
7.2 min walk
West Ruislip

Nearby stations

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

33

Walkability score

86

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

11

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)104
Nearest car park207m
Santander docks (800m)0
Nearest cycle dock14.3 km

Nearby car parks

🅿️
Saint Martins Approach Car Park
207m
🅿️
Kingsend North Car Park35 spaces· yes
424m
🅿️
Kingsend South Car Park· yes
531m
🅿️
Waitrose Car Park· yes
559m
🅿️
Ruislip Underground Station Car Park
672m

Connectivity

Broadband and mobile coverage

100%

Full fibre

73%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed461 Mbps
Median download434 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.1 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 31%
More green space than 80% of London

Nearest SSSI: Ruislip Woods SSSI — 2.0 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

PES@BOOTS RUISLIP, NWL

33 HIGH STREET, HA4 7AU

1 min walk

7

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 4.6 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

20

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.9 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 Patisserie37 m
GAIL's189 m
Costa242 m
Caffè Nero280 m

Nearby restaurants

Metro Italia9 m
Ruislip Kebab17 m
Annabella's by Arens - Ruislip83 m
KFC103 m

Nearby pubs

The Hop & Vine36 m
The Crock of Gold476 m

Nearby health

St Martin's Medical Center220 m
Damira Dental Studios247 m
Food hygiene (5-star)68% of 75

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

DEVI ENTERPRISES (LONDON) LTD
GAIAS WORK LTD
HIGH STREET CARPETS LIMITED
JR SAGOO LIMITED
M MOTOR SERVICES LTD

+7 more

Investment

Investment grade, yield and market outlook

42

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

64.7

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,328m
Crossrail 2 route21,038m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,934 nationally

2,188

Est. population

5,226/km²

64%

Employed

52%

Degree educated

£48,900

Median income

3.5%

Claimant rate

Inner cityMedium densityEstablished mixed

39

Community stability

Age profile

17%
25%
21%
18%
19%
Under 1817%
18–3425%
35–4921%
50–6418%
65+19%

Tenure

29%
24%
41%
Own outright29%
Own (mortgage)24%
Private rent41%
Social rent6%
Shared ownership1%

Ethnicity

43%
20%
26%
White British43%
White Other20%
Asian26%
Black2%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine12%
No car household29%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent41%
Social rent6%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
23
Planning apps (12 months)
19
Planning apps (3 years)
8
Local approval rate
95%
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)
7
Largest scheme
94 homes · TIMES HOUSE, TIMES HOUSE, STATION APPROACH, HA4
Pipeline pressure
NONE

Named schemes (500m)

FORMER SAINSBURY BUILDING, 8-10, FORMER SAINSBURY BUILDING, 8-10, ICKENHAM ROAD, HA444 homes
completed
130, 130, High Street, HA4 8LP19 homes
completed
41, 41, KINGSEND, RUISLIP, HA4 7DD14 homes
completed
30, 30, KINGSEND, RUISLIP, HA4 7DA11 homes
completed
45, 45, KINGSEND, RUISLIP, HA4 7DD6 homes
completed

Politics

Local councillors and MP

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

Councillors

Philip Nigel CorthorneConservative
John RileyConservative
Peter William SmallwoodConservative

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Key facts for HA4 7AN

Full postcodeHA4 7AN
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.575892
Longitude-0.426532
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