Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.57120, -0.43179

HA4 7HN— Ruislip, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 30/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
60
Safety
82
Schools
60
Transport
30
Environment
46
Investment
40

The bottom line

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

The catches: 60 min to victoria — 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 7HN 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 7HN meets your needs.

Location

HA4 7HN

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 7HN

🛡️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 7HN with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How HA4 7HN 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 · 10 min walk

KS2: 102.2

—

Secondary

The Douay Martyrs Catholic School

Not yet inspected · 20 min walk

P8: +0.55A8: 54.8

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 · 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 3 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)3
New build0.0%
Price per m²£6,065/m²
Price per ft²£563/ft²
Avg floor area114.9 m²

EPC breakdown

C
6%
D
13%
E
8%

Based on 27 properties · Confidence: medium

Street mix

Semi 47%Detached 53%

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£287,250
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, filled cavity
RoofPitched, 250 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

1995–2025 · CAGR

+5.9%

Total change

+452%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.9%

per year

Acceleration

+8.64

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £300k–£350k · 30 sales

Property Type Mix

Total: 30 sales

Detached53.3%
Semi-detached46.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£130k£173k+32.9%2
Post-dot-com plateau2002–2004£275k£310k+12.7%2
Pre-crash peak2007–2007£415k£415k+0%1
GFC & correction2008–2011£369k£545k+47.6%1.5
Help-to-Buy recovery2013–2015£483k£565k+17.1%1.3
Brexit uncertainty2017–2018£592k£626k+5.7%1
Pandemic surge2020–2021£680k£680k+0%1.5
Rate-rise correction2023–2023£670k£670k+0%1
Current market2024–2025£665k£718k+7.9%2

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+1.7% alpha

Weakest performer

Semi-detached

-0.1% alpha

Detached+1.7% α
Local
6.8%
District
5.1%
Semi-detached-0.1% α
Local
14%
District
14.1%

CAGR over 19yr 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
Seasonal Timing0
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
5.1 min walk
West Ruislip

Nearby stations

West RuislipNational Rail
6 min walk
West Ruislip Underground StationCentral
6 min walk
Ruislip Underground StationPiccadilly · Metropolitan
9 min walk
Ickenham Underground StationPiccadilly · Metropolitan
15 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
17 min walk
No bus stops within 400m

21

Walkability score

102

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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)104
Nearest car park81m
Santander docks (800m)0
Nearest cycle dock14.5 km

Nearby car parks

🅿️
West Ruislip Station Car Park· yes
324m
🅿️
Kingsend South Car Park· yes
471m
🅿️
Waitrose Car Park· yes
538m
🅿️
Kingsend North Car Park35 spaces· yes
583m
🅿️
Saint Martins Approach Car Park
797m

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: 19.3 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 61%
Above average green space

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

KING EDWARDS MEDICAL CENTRE

19 KING EDWARDS ROAD, HA4 7AE

6 min walk

78%

Recommend GP

78%

Overall GP experience

6

GPs within 1km

5

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

111

Parks (1km)

8

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hop & Vine (653 m)

Nearest supermarketAldi · 2.5 km
1 tennis courts1 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

1

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Tesco Express586 m

Nearby cafes

Coffee Bar468 m
Costa590 m
Caffè Nero592 m
GAIL's617 m

Nearby restaurants

The White Bear87 m
The Orchard Beefeater195 m
Curry Cottage465 m
PizzaExpress567 m

Nearby pubs

The Hop & Vine653 m
The Crock of Gold676 m

Nearby gyms

CrossFit Ickenham323 m
Ruislip Golf Centre433 m

Nearby health

St Martin's Medical Center855 m
Damira Dental Studios884 m
Food hygiene (5-star)60% of 30

Business

Local businesses registered here

Active businesses
4
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

EMPIRE COMMERCIAL INVESTMENTS LIMITED
LEITRIM CONSULTING LIMITED
MOORE GLOBAL SOLUTIONS LIMITED
ROL DRYLINER LTD

Investment

Investment grade, yield and market outlook

40

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

56.1

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,485m
Crossrail 2 route21,268m

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)
10
Planning apps (12 months)
9
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)
9
Largest scheme
66 homes · FORMER MILL WORKS, FORMER MILL WORKS, BURY STREET, RUISLIP, HA4 7TA
Pipeline pressure
NONE

Named schemes (500m)

45, 45, KINGSEND, RUISLIP, HA4 7DD6 homes
completed
KING EDWARDS ROAD CLINIC, 19, KING EDWARDS ROAD, RUISLIP, HA4 7AE2 homes
completed
Land between, 102 & 104, Land between, 102 & 104, Sharps Lane, HA41 homes
completed
26, 26, King Edwards Road, Ruislip, HA4 7AH1 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

Live in HA4 7HN? 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 7HN.
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 7HN

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

No spam. Unsubscribe anytime.

Key facts for HA4 7HN

Full postcodeHA4 7HN
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.571197
Longitude-0.431788
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