Ruislip · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.58292, -0.43994

HA4 7BE— Ruislip, Hillingdon

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

The family fortress

 

Schools 100%Safety 80/100Transport 12/100Low yield 3.26%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
49
Safety
80
Schools
90
Transport
12
Environment
48
Investment
42

The bottom line

HA4 7BE 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 catches: 73 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how HA4 7BE 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 7BE meets your needs.

Location

HA4 7BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+14.0% vs London avg

Deep-dive guides for HA4 7BE

🛡️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 7BE with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How HA4 7BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Whiteheath Infant & Nursery School

Good · Inspected Sept 2021 · 3 min walk

—

Secondary

The Douay Martyrs Catholic School

Not yet inspected · 33 min walk

P8: +0.55A8: 54.8

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 · 91 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.0 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-2% vs borough

Crime by type

Violence & sexual offences29%
Other22%
Anti-social behaviour18%
Drug offences11%
Vehicle crime8%
Burglary8%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 649m

Crime is +14% above London average

Property

Prices, sales volume and market trends

Avg floor area105.9 m²

EPC breakdown

A
1%
C
3%
D
4%
E
2%

Based on 10 properties · Confidence: medium

Street mix

Semi 4%Terraced 59%Detached 37%

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£264,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (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

1995–2022 · CAGR

+5.8%

Total change

+354%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.2%

per year

Acceleration

-26.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £300k–£350k · 27 sales

Property Type Mix

Total: 27 sales

Detached37%
Semi-detached3.7%
Terraced59.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£130k£173k+33.1%2
Post-dot-com plateau2002–2003£260k£297k+14%1.5
Pre-crash peak2005–2007£350k£340k-2.9%2.5
GFC & correction2008–2012£385k£425k+10.4%1
Help-to-Buy recovery2013–2016£455k£595k+30.8%1
Brexit uncertainty2017–2018£730k£600k-17.8%1
Pandemic surge2021–2021£680k£680k+0%2
Rate-rise correction2022–2022£590k£590k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.2% alpha

Terraced-2.2% α
Local
8.6%
District
10.8%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
West RuislipCentral line
17.7 min walk
West Ruislip

Nearby stations

West RuislipNational Rail
18 min walk
West Ruislip Underground StationCentral
18 min walk
Ruislip Underground StationPiccadilly · Metropolitan
22 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
27 min walk
Ickenham Underground StationPiccadilly · Metropolitan
29 min walk
No bus stops within 400m

7

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★73 min
Victoria76 min ↑
Waterloo76 min ↑
Canary Wharf83 min ↑
City80 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park389m
Santander docks (800m)0
Nearest cycle dock15.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed469 Mbps
Median download438 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 waterMEDIUM
Medium
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: 20.3 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Ruislip Woods SSSI — 1.1 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

LADYGATE LANE MEDICAL PRACTICE

22 LADYGATE LANE, HA4 7QU

5 min walk

85%

Recommend GP

85%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

Nearest hospitalMount Vernon · 3.7 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

No restaurants within 800m — nearest: Miller & Carter (565 m)

Nearest supermarketNorthwood Hills Supermarket · 2.9 km
2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

2.1km

Post office

Nearby shops

Howletts Lane Shops239 m

Nearby restaurants

Miller & Carter565 m

Nearby pubs

The Woodman303 m
Breakspear Arms609 m
Arens Bar & Grill at the Six Bells795 m
Waters Edge1.0 km

Nearby gyms

Hillingdon Borough F.C.509 m
Hillingdon Athletics Club539 m
Food hygiene (5-star)54% of 13

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

AYB HOMES LTD
AYB LIMITED
AYB SOLUTIONS LIMITED
GYNAEJOY LTD
MOTIVATE ME COACHING LTD

+1 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 score15/100
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

21

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,482m
Crossrail 2 route22,140m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,881 nationally

1,688

Est. population

4,264/km²

55%

Employed

38%

Degree educated

£40,800

Median income

4.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

54

Community stability

Age profile

21%
16%
20%
19%
24%
Under 1821%
18–3416%
35–4920%
50–6419%
65+24%

Tenure

36%
33%
16%
14%
Own outright36%
Own (mortgage)33%
Private rent16%
Social rent14%
Shared ownership2%

Ethnicity

67%
13%
White British67%
White Other9%
Asian13%
Black3%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine16%
No car household16%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent16%
Social rent14%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Planning apps (12 months)
9
Planning apps (3 years)
8
Local approval rate
89%
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)
17
Largest scheme
88 homes · LAND AT BREAKSPEAR COUNCIL DEPOT, SITE B, LAND AT BREAKSPEAR COUNCIL DEPOT, SITE B, GLOVERS GROVE, HA4
Pipeline pressure
NONE

Named schemes (500m)

LAND AT BREAKSPEAR COUNCIL DEPOT, SITE B, LAND AT BREAKSPEAR COUNCIL DEPOT, SITE B, GLOVERS GROVE, HA488 homes
completed
SITE A, LAND AT GLOVERS GROVE DEPOT, SITE A, LAND AT GLOVERS GROVE DEPOT, GLOVERS GROVE, HA419 homes
completed
1-3, 1-3, Standale Grove, Ruislip, HA4 7UA2 homes
completed
37, 37, HOWLETTS LANE, RUISLIP, HA4 7RR2 homes
completed
1 ST CATHERINES FARM COURT, HOWLETTS LANE, RUISLIP, HA4 7YH2 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 7BE? 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 7BE.
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 7BE

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

No spam. Unsubscribe anytime.

Key facts for HA4 7BE

Full postcodeHA4 7BE
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.582923
Longitude-0.439943
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