Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.56915, -0.42988

HA4 7EX— Ruislip, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 25/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

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

Liveability
58
Safety
82
Schools
100
Transport
25
Environment
46
Investment
39

The bottom line

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

The catches: 66 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 7EX

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 7EX

🛡️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 7EX 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 · 5 min walk

KS2: 107.7

—

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 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 72 min walk

1 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 1.7km

Crime is 10% below London average

Property

17 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£5,234/m²
Price per ft²£486/ft²
Avg floor area64.8 m²

EPC breakdown

C
10%
D
7%
E
4%

Based on 21 properties · Confidence: medium

Street mix

Flat 100%

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£162,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1997–2024 · CAGR

+5.7%

Total change

+344%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.3%

per year

Acceleration

-5.09

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£76k£77k+2%1
Post-dot-com plateau2003–2004£153k£167k+9.1%1.5
Pre-crash peak2005–2007£174k£227k+30.2%1.7
GFC & correction2010–2011£188k£212k+12.5%1.5
Help-to-Buy recovery2015–2015£317k£317k+0%1
Brexit uncertainty2018–2019£196k£305k+55.6%2
Pandemic surge2021–2021£328k£328k+0%1
Current market2024–2024£335k£335k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
4.1%
District
4%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

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 Velocity40
Sales Volume75
Trend Position75

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
6.2 min walk
West Ruislip

Nearby stations

West RuislipNational Rail
7 min walk
West Ruislip Underground StationCentral
7 min walk
Ruislip Underground StationPiccadilly · Metropolitan
8 min walk
Ickenham Underground StationPiccadilly · Metropolitan
14 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
16 min walk
No bus stops within 400m

18

Walkability score

76

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★66 min
Victoria71 min ↑
Waterloo68 min ↑
Canary Wharf76 min ↑
City71 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 park286m
Santander docks (800m)0
Nearest cycle dock14.3 km

Nearby car parks

🅿️
Kingsend South Car Park· yes
409m
🅿️
West Ruislip Station Car Park· yes
414m
🅿️
Waitrose Car Park· yes
461m
🅿️
Kingsend North Car Park35 spaces· yes
572m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 AONB14% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 2.7 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

WOOD LANE MEDICAL CENTRE

2A WOOD LANE, HA4 6ER

5 min walk

69%

Recommend GP

69%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

108

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 Crock of Gold (649 m)

Nearest supermarketAldi · 2.2 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)

1.1km

Post office

Nearby shops

Tesco Express668 m

Nearby cafes

Coffee Bar567 m
Caffè Nero644 m
Vito's Cafe649 m
Costa658 m

Nearby restaurants

The White Bear314 m
The Orchard Beefeater428 m
Curry Cottage565 m
Wimpy598 m

Nearby pubs

The Crock of Gold649 m
The Hop & Vine811 m

Nearby gyms

CrossFit Ickenham443 m
Ruislip Golf Centre577 m

Nearby health

St Martin's Medical Center1.0 km
Damira Dental Studios1.0 km
Food hygiene (5-star)52% of 21

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

A

High street health

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

58.1

Price growth score

C
Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,284m
Crossrail 2 route21,090m

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)
3
Planning apps (12 months)
5
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
44 homes · FORMER SAINSBURY BUILDING, 8-10, FORMER SAINSBURY BUILDING, 8-10, ICKENHAM ROAD, HA4
Pipeline pressure
NONE

Named schemes (500m)

6,8,10, 6,8,10, Wood Lane, Ruislip, HA4 6EX20 homes
completed
41, 41, KINGSEND, RUISLIP, HA4 7DD14 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 7EX

Full postcodeHA4 7EX
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.569148
Longitude-0.429881
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