Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.57406, -0.42772

HA4 7BS— Ruislip, Hillingdon

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

The practical family move

 

Schools 100%Safety 73/100Transport 31/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
64
Safety
73
Schools
100
Transport
31
Environment
45
Investment
43

The bottom line

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

The catches: 63 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.

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Location

HA4 7BS

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 7BS

🛡️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🔒 Very Safe

“The practical family move”

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How HA4 7BS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Sacred Heart Catholic Primary School

Outstanding · Inspected Jun 2024 · 9 min walk

KS2: 107.7

—

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 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 79 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 1.7km

Crime is +71% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£7,974/m²
Price per ft²£741/ft²
Avg floor area96.1 m²

EPC breakdown

C
7%
D
5%
E
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 14%Terraced 52%Detached 29%Flat 5%

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£240,250
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, 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

1995–2026 · CAGR

+5.1%

Total change

+364%

Market Activity

Price Velocity & Acceleration

Current Velocity

-39.5%

per year

Acceleration

-91.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £500k–£600k · 21 sales

Property Type Mix

Total: 21 sales

Detached28.6%
Semi-detached14.3%
Terraced52.4%
Flat/maisonette4.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£122k£167k+36.9%1
Post-dot-com plateau2002–2004£233k£310k+33.3%1
Pre-crash peak2005–2007£300k£552k+84.1%1.5
GFC & correction2008–2012£425k£350k-17.6%1.5
Help-to-Buy recovery2014–2015£733k£645k-12%1
Brexit uncertainty2017–2018£593k£635k+7.1%1
Pandemic surge2020–2020£557k£557k+0%1
Rate-rise correction2023–2023£615k£615k+0%1
Current market2024–2026£936k£567k-39.5%1

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

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
6 min walk
West Ruislip

Nearby stations

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

34

Walkability score

108

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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)104
Nearest car park99m
Santander docks (800m)0
Nearest cycle dock14.3 km

Nearby car parks

🅿️
Kingsend North Car Park35 spaces· yes
330m
🅿️
Kingsend South Car Park· yes
369m
🅿️
Saint Martins Approach Car Park
410m
🅿️
Waitrose Car Park· yes
416m
🅿️
Ruislip Underground Station Car Park
641m
🅿️
West Ruislip Station Car Park· yes
741m

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: 19.1 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 13%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 2.2 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 · 4.8 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

117

Parks (1km)

20

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketAldi · 2.1 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

Costa214 m
GAIL's214 m
Caffè Nero238 m
Garlands Patisserie256 m

Nearby restaurants

KFC168 m
PizzaExpress180 m
Ruislip Kebab209 m
Metro Italia212 m

Nearby pubs

The Hop & Vine243 m
The Crock of Gold414 m

Nearby gyms

CrossFit Ickenham730 m
Ruislip Golf Centre813 m

Nearby health

St Martin's Medical Center439 m
Damira Dental Studios463 m
Food hygiene (5-star)68% of 81

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

FLYFLYDAI LTD

Investment

Investment grade, yield and market outlook

43

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 months1

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

8/100

Velocity score

Future outlook

60.7

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,332m
Crossrail 2 route21,068m

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)
25
Planning apps (12 months)
14
Planning apps (3 years)
7
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)
1

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
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
2-4, 2-4, WOOD LANE, RUISLIP, HA4 6EX13 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 7BS

Full postcodeHA4 7BS
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.574065
Longitude-0.427721
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