Ruislip · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.57546, -0.43091

HA4 7LA— Ruislip, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 81/100Transport 24/100Low yield 3.26%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
62
Safety
81
Schools
60
Transport
24
Environment
45
Investment
41

The bottom line

HA4 7LA 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 catch: 60 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 7LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-2.9% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for HA4 7LA

🛡️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 7LA 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 · 5 min walk

KS2: 102.2

—

Secondary

The Douay Martyrs Catholic School

Not yet inspected · 26 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 · 81 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.0 incidents per 1,000 residents

Better than 52% of London
→ Stable

-16% vs borough

Crime by type

Other32%
Anti-social behaviour20%
Violence & sexual offences16%
Burglary10%
Vehicle crime9%
Drug offences8%
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) · 1.5km

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area140.9 m²

EPC breakdown

C
1%
D
7%
E
3%
F
2%

Based on 13 properties · Confidence: medium

Street mix

Semi 33%Detached 67%

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£352,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (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

1997–2024 · CAGR

+5.3%

Total change

+303%

Market Activity

Price Velocity & Acceleration

Current Velocity

-30.6%

per year

Acceleration

-52.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 18 sales

Property Type Mix

Total: 18 sales

Detached66.7%
Semi-detached33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£200k£304k+51.7%1.3
Post-dot-com plateau2002–2003£293k£445k+52.1%1
Pre-crash peak2005–2007£412k£668k+62.1%1
GFC & correction2010–2011£550k£670k+21.8%1
Help-to-Buy recovery2013–2015£580k£885k+52.6%1
Pandemic surge2021–2021£881k£881k+0%1
Rate-rise correction2022–2023£955k£1.16m+21.5%1
Current market2024–2024£805k£805k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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 Ruislip Underground StationCentral line
9.6 min walk
West Ruislip

Nearby stations

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

24

Walkability score

59

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

11

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)90
Nearest car park258m
Santander docks (800m)0
Nearest cycle dock14.6 km

Nearby car parks

🅿️
Saint Martins Approach Car Park
368m
🅿️
Kingsend North Car Park35 spaces· yes
599m
🅿️
Kingsend South Car Park· yes
625m
🅿️
Waitrose Car Park· yes
679m
🅿️
West Ruislip Station Car Park· yes
724m

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 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: 19.4 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 28%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 2.0 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

3 min walk

78%

Recommend GP

78%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 4.6 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

116

Parks (1km)

11

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hop & Vine (297 m)

Nearest supermarketAldi · 2.2 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)

1.6km

Post office

Nearby shops

Tesco Express929 m

Nearby cafes

Garlands Patisserie331 m
GAIL's436 m
Costa461 m
Caffè Nero493 m

Nearby restaurants

Brown's Restaurant265 m
The Orchard Beefeater284 m
Annabella's by Arens - Ruislip290 m
Metro Italia299 m

Nearby pubs

The Hop & Vine297 m
The Crock of Gold681 m

Nearby gyms

CrossFit Ickenham697 m
Ruislip Golf Centre738 m

Nearby health

St Martin's Medical Center471 m
Damira Dental Studios515 m
Food hygiene (5-star)68% of 53

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

BAINS DRIVING SCHOOL LIMITED
FRATELLI SERVICES LIMITED
GOODAI CONSULTING LTD
NOA DEVELOPMENTS LTD

Investment

Investment grade, yield and market outlook

41

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 score22/100
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

46.6

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,593m
Crossrail 2 route21,320m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,192 nationally

1,523

Est. population

6,658/km²

58%

Employed

44%

Degree educated

£40,800

Median income

4.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

58

Community stability

Age profile

24%
14%
21%
19%
22%
Under 1824%
18–3414%
35–4921%
50–6419%
65+22%

Tenure

35%
38%
17%
Own outright35%
Own (mortgage)38%
Private rent10%
Social rent17%
Rent free0%

Ethnicity

65%
14%
White British65%
White Other11%
Asian14%
Black2%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine15%
No car household19%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Social rent17%
Private rent10%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
23
Planning apps (12 months)
15
Planning apps (3 years)
6
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)
8
Largest scheme
66 homes · FORMER MILL WORKS, FORMER MILL WORKS, BURY STREET, RUISLIP, HA4 7TA
Pipeline pressure
NONE

Named schemes (500m)

FORMER MILL WORKS, FORMER MILL WORKS, BURY STREET, RUISLIP, HA4 7TA66 homes
completed
LAND FORMING REAR PART OF 7, 7A AND 9, LAND FORMING REAR PART OF 7, 7A AND 9, KING EDWARDS ROAD, RUISLIP, HA4 7BS3 homes
completed
7, 7, KING EDWARDS ROAD, RUISLIP, HA4 7AE2 homes
completed
Scheme managers Flat, DEAN HOUSE, 24, Scheme managers Flat, DEAN HOUSE, 24, CHURCH AVENUE, RUISLIP, HA4 7JR2 homes
completed
15, 15, KING EDWARDS ROAD, HA4 7AE2 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

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Key facts for HA4 7LA

Full postcodeHA4 7LA
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.575456
Longitude-0.430905
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