Ruislip · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.57986, -0.43448

HA4 7PE— Ruislip, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 88/100Transport 19/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
57
Safety
88
Schools
60
Transport
19
Environment
44
Investment
33

The bottom line

HA4 7PE 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.

Check your dealbreakers

Toggle the things that matter to you — see how HA4 7PE 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 7PE meets your needs.

Location

HA4 7PE

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 7PE

🛡️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 7PE with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How HA4 7PE 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 · 3 min walk

KS2: 102.2

—

Secondary

The Douay Martyrs Catholic School

Not yet inspected · 30 min walk

P8: +0.55A8: 54.8

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 · 87 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)

0

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 962m

Crime is 65% 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£5,715/m²
Price per ft²£531/ft²
Avg floor area121.8 m²

EPC breakdown

D
5%
E
3%
F
1%

Based on 9 properties · Confidence: low

Street mix

Semi 6%Detached 94%

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£304,500
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

1995–2025 · CAGR

+5.6%

Total change

+411%

Market Activity

Price Velocity & Acceleration

Current Velocity

+32.4%

per year

Acceleration

+59.46

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £250k–£300k · 16 sales

Property Type Mix

Total: 16 sales

Detached93.8%
Semi-detached6.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£136k£223k+63.6%1.2
Post-dot-com plateau2001–2004£275k£323k+17.3%1.3
Pre-crash peak2005–2005£355k£355k+0%1
GFC & correction2008–2010£365k£493k+34.9%1
Help-to-Buy recovery2014–2015£600k£720k+20%1
Brexit uncertainty2019–2019£525k£525k+0%1
Current market2025–2025£695k£695k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-2.7% alpha

Detached-2.7% α
Local
10.8%
District
13.5%

CAGR over 8yr 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
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 RuislipCentral line
13.8 min walk
West Ruislip

Nearby stations

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

4

Walkability score

17

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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park568m
Santander docks (800m)0
Nearest cycle dock14.9 km

Nearby car parks

🅿️
Saint Martins Approach Car Park
568m

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 AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Ruislip Woods SSSI — 1.4 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

LADYGATE LANE MEDICAL PRACTICE

22 LADYGATE LANE, HA4 7QU

2 min walk

85%

Recommend GP

85%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 4.1 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

57

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 Hop & Vine (672 m)

Nearest supermarketNorthwood Hills Supermarket · 3.0 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)

1.9km

Post office

Nearby shops

Howletts Lane Shops683 m

Nearby cafes

Garlands Patisserie701 m
Lakeside Cafe1.0 km
Coffee Bar1.2 km

Nearby restaurants

Miller & Carter518 m
Zaza579 m
Brown's Restaurant582 m
Annabella's by Arens - Ruislip630 m

Nearby pubs

The Hop & Vine672 m
The Woodman787 m
Arens Bar & Grill at the Six Bells1.1 km

Nearby gyms

Hillingdon Athletics Club744 m
Ruislip Golf Centre1.1 km
CrossFit Ickenham1.1 km

Nearby health

St Martin's Medical Center693 m
Damira Dental Studios742 m
Food hygiene (5-star)63% of 8

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

49.8

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,002m
Crossrail 2 route21,684m

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)
13
Planning apps (12 months)
13
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)
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
37, 37, HOWLETTS LANE, RUISLIP, HA4 7RR2 homes
completed
Bishop Winnington Ingram School, Bishop Winnington Ingram School, Southcote Rise, Ruislip, HA4 7LW1 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

Live in HA4 7PE? 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 7PE.
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 7PE

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

No spam. Unsubscribe anytime.

Key facts for HA4 7PE

Full postcodeHA4 7PE
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.579856
Longitude-0.434477
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