Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.57156, -0.43475

HA4 7EA— Ruislip, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 31/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
59
Safety
82
Schools
60
Transport
31
Environment
43
Investment
39

The bottom line

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

The catch: 60 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 7EA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+7.6% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for HA4 7EA

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA4 7EA 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 · 9 min walk

KS2: 102.2

—

Secondary

The Douay Martyrs Catholic School

Not yet inspected · 19 min walk

P8: +0.55A8: 54.8

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 75 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.6 incidents per 1,000 residents

Better than 55% of London
→ Stable

-22% vs borough

Crime by type

Anti-social behaviour31%
Other29%
Violence & sexual offences19%
Vehicle crime10%
Burglary9%
Theft1%
Drug offences0%
Robbery0%

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) · 1.9km

Crime is 10% below London average

Property

2 Jul

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£5,448/m²
Price per ft²£506/ft²
Avg floor area145 m²

EPC breakdown

C
6%
D
4%

Based on 10 properties · Confidence: medium

Street mix

Terraced 63%Detached 38%

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£362,500
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, filled cavity
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2024 · CAGR

+3.8%

Total change

+129%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.2%

per year

Acceleration

+22.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Detached37.5%
Terraced62.5%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2002£350k£350k+0%2
Pre-crash peak2006–2006£400k£400k+0%2
GFC & correction2008–2008£485k£485k+0%1
Help-to-Buy recovery2014–2014£573k£573k+0%2
Current market2024–2024£803k£803k+0%1

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 2

Poor

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

Nearby stations

West RuislipNational Rail
4 min walk
West Ruislip Underground StationCentral
4 min walk
Ruislip Underground StationPiccadilly · Metropolitan
11 min walk
Ickenham Underground StationPiccadilly · Metropolitan
15 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
19 min walk
2 bus routes · 3 stops within 400m · 40 buses/hr peak

32

Walkability score

132

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria ★60 min
Waterloo62 min ↑
Canary Wharf71 min ↑
City65 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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)90
Nearest car park209m
Santander docks (800m)0
Nearest cycle dock14.7 km

Nearby car parks

🅿️
West Ruislip Station Car Park· yes
219m
🅿️
Kingsend South Car Park· yes
677m
🅿️
Waitrose Car Park· yes
745m
🅿️
Kingsend North Car Park35 spaces· yes
776m

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: 19.5 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 31%
Less green space than 86% of London

Nearest SSSI: Ruislip Woods SSSI — 2.4 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

SOUTHCOTE CLINIC

SOUTHCOTE RISE, HA4 7LJ

7 min walk

93%

Recommend GP

93%

Overall GP experience

6

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 5.0 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

75

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hop & Vine (754 m)

Nearest supermarketAldi · 2.7 km
1 swimming pools1 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)

1.0km

Post office

Nearby shops

Tesco Express432 m

Nearby cafes

Coffee Bar315 m
Costa755 m
Caffè Nero764 m
GAIL's771 m

Nearby restaurants

The White Bear252 m
The Orchard Beefeater289 m
Curry Cottage312 m
Ickenham Fish Bar427 m

Nearby pubs

The Hop & Vine754 m
The Old Fox905 m

Nearby gyms

CrossFit Ickenham188 m
Ruislip Golf Centre252 m
Food hygiene (5-star)57% of 21

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

ARCHOS MEDIA LTD
KRATOS FITNESS CLUBS LTD
NATIONAL BUILDING OPERATIONS LIMITED
RAJANI LIMITED
SIRIUS HOMES LTD

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

54.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,692m
Crossrail 2 route21,477m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,340 nationally

1,330

Est. population

5,097/km²

71%

Employed

47%

Degree educated

£45,200

Median income

4.2%

Claimant rate

SuburbanMedium densityEstablished mixed

38

Community stability

Age profile

24%
24%
26%
15%
Under 1824%
18–3424%
35–4926%
50–6415%
65+12%

Tenure

28%
24%
44%
Own outright28%
Own (mortgage)24%
Private rent44%
Social rent3%
Shared ownership1%

Ethnicity

54%
13%
18%
White British54%
White Other13%
Asian18%
Black3%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine15%
No car household19%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent44%
Social rent3%

vs. London

Income vs London+7.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
4
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)
4
Largest scheme
415 homes · R A F WEST RUISLIP, R A F WEST RUISLIP, HIGH ROAD, ICKENHAM, UB10 8
Pipeline pressure
NONE

Named schemes (500m)

3, 3, Field Way, RUISLIP, HA4 7LT2 homes
completed
174 AYLSHAM DRIVE, 174, Aylsham Drive, ICKENHAM, UB10 8UF1 homes
completed
174 AYLSHAM DRIVE, ICKENHAM, UB10 8UF1 homes
completed
53, 53, Sharps Lane, HA41 homes
completed
Land between, 102 & 104, Land between, 102 & 104, Sharps Lane, HA41 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 7EA

Full postcodeHA4 7EA
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.571560
Longitude-0.434748
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
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