Ruislip · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.58140, -0.43392

HA4 7NU— Ruislip, Hillingdon

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

The family fortress

 

Schools 100%Safety 88/100Transport 14/100~3% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
88
Schools
90
Transport
14
Environment
72
Investment
33

The bottom line

HA4 7NU 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: 75 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 7NU

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-65.0% vs London avg

Deep-dive guides for HA4 7NU

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA4 7NU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Bishop Winnington-Ingram CofE Primary School

Not yet inspected · 5 min walk

KS2: 102.2

★★

Secondary

Haydon School

Good · Inspected Oct 2022 · 26 min walk

P8: -0.16A8: 48.7

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 · 89 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

22.8 incidents per 1,000 residents

Better than 84% of London
→ Stable

-70% vs borough

Crime by type

Other28%
Anti-social behaviour26%
Violence & sexual offences26%
Vehicle crime15%
Drug offences5%
Theft0%
Robbery0%
Burglary0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 801m

Crime is 65% 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£5,662/m²
Price per ft²£526/ft²
Avg floor area145.1 m²

EPC breakdown

C
2%
D
10%
E
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 59%Detached 41%

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£362,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 250 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

+4.6%

Total change

+303%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.5%

per year

Acceleration

-34.62

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £200k–£250k · 22 sales

Property Type Mix

Total: 22 sales

Detached40.9%
Semi-detached59.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£190k£218k+14.7%1.2
Post-dot-com plateau2001–2004£223k£372k+67%1.5
Pre-crash peak2006–2007£330k£490k+48.5%1
GFC & correction2010–2011£575k£490k-14.8%1.5
Brexit uncertainty2018–2019£600k£600k+0%1
Pandemic surge2020–2021£840k£916k+9%1.5
Rate-rise correction2022–2022£1.15m£1.15m+0%1
Current market2024–2026£825k£765k-7.3%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Semi-detached+0.1% α
Local
7.1%
District
7%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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 RuislipCentral line
15.9 min walk
West Ruislip

Nearby stations

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

7

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★75 min
Victoria78 min ↑
Waterloo78 min ↑
Canary Wharf85 min ↑
City81 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park629m
Santander docks (800m)0
Nearest cycle dock14.9 km

Nearby car parks

🅿️
Saint Martins Approach Car Park
629m

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: 19.8 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 67%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 1.3 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

LADYGATE LANE MEDICAL PRACTICE

22 LADYGATE LANE, HA4 7QU

3 min walk

85%

Recommend GP

85%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

Nearest hospitalMount Vernon · 3.9 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Woodman (686 m)

Nearest supermarketNorthwood Hills Supermarket · 2.8 km
1 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)

2.0km

Post office

Nearby shops

Howletts Lane Shops571 m

Nearby cafes

Garlands Patisserie787 m
Lakeside Cafe857 m

Nearby restaurants

Miller & Carter343 m
Zaza660 m
Brown's Restaurant673 m
Annabella's by Arens - Ruislip718 m

Nearby pubs

The Woodman686 m
The Hop & Vine764 m
Arens Bar & Grill at the Six Bells969 m
Waters Edge1.1 km

Nearby gyms

Hillingdon Athletics Club575 m

Nearby health

St Martin's Medical Center739 m
Damira Dental Studios782 m
Food hygiene (5-star)58% of 12

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

E

High street health

Investment

Investment grade, yield and market outlook

33

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 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

51.3

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,031m
Crossrail 2 route21,693m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,764 nationally

1,709

Est. population

4,983/km²

55%

Employed

41%

Degree educated

£40,800

Median income

2.1%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

22%
18%
23%
25%
Under 1822%
18–3412%
35–4918%
50–6423%
65+25%

Tenure

44%
33%
Own outright44%
Own (mortgage)33%
Private rent11%
Social rent13%
Shared ownership0%
Rent free0%

Ethnicity

68%
16%
White British68%
White Other9%
Asian16%
Black2%
Mixed3%
Other2%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine13%
No car household15%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Social rent13%
Private rent11%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
17
Planning apps (12 months)
15
Planning apps (3 years)
5
Local approval rate
93%
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)
11
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
LARCHMONT, LARCHMONT, LADYGATE LANE, HA410 homes
completed
Scouts Hut, 4, Scouts Hut, 4, Ladygate Lane, Ruislip, HA4 7QS4 homes
completed
12, 12, St Catherine's Road, HA43 homes
completed
184, 184, Bury Street, HA42 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 7NU

Full postcodeHA4 7NU
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.581404
Longitude-0.433919
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