Ruislip · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.57813, -0.44037

HA4 7PP— Ruislip, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 19/100Low yield 3.26%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
49
Safety
85
Schools
60
Transport
19
Environment
47
Investment
40

The bottom line

HA4 7PP 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: 82 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 7PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-2.9% vs London avg
vs London crime-42.0% vs London avg

Deep-dive guides for HA4 7PP

🛡️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 7PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Whiteheath Junior School

Not yet inspected · 3 min walk

KS2: 109.2

—

Secondary

The Douay Martyrs Catholic School

Not yet inspected · 27 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 · 84 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.8 incidents per 1,000 residents

Better than 73% of London
→ Stable

-50% vs borough

Crime by type

Anti-social behaviour29%
Violence & sexual offences29%
Other16%
Vehicle crime15%
Burglary5%
Drug offences4%
Theft2%
Robbery0%

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) · 1.2km

Crime is 42% below London average

Property

Prices, sales volume and market trends

Avg floor area129.2 m²

EPC breakdown

D
5%

Based on 5 properties · Confidence: low

Street mix

Semi 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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£323,000
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2023 · CAGR

+8.1%

Total change

+665%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.9%

per year

Acceleration

+12.68

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£98k£240k+144.9%1
Post-dot-com plateau2002–2002£395k£395k+0%1
GFC & correction2012–2012£430k£430k+0%1
Brexit uncertainty2018–2019£675k£670k-0.7%1
Rate-rise correction2023–2023£750k£750k+0%1

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
11.4 min walk
West Ruislip

Nearby stations

West RuislipNational Rail
12 min walk
West Ruislip Underground StationCentral
12 min walk
Ruislip Underground StationPiccadilly · Metropolitan
19 min walk
Ickenham Underground StationPiccadilly · Metropolitan
22 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
25 min walk
No bus stops within 400m

7

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★82 min
Victoria85 min ↑
Waterloo84 min ↑
Canary Wharf92 min ↑
City88 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 park579m
Santander docks (800m)0
Nearest cycle dock15.2 km

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: 20.1 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 28%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 1.6 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

5 min walk

85%

Recommend GP

85%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

Nearest hospitalMount Vernon · 4.2 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Breakspear Arms (557 m)

No restaurants within 800m — nearest: The Orchard Beefeater (862 m)

Nearest supermarketNorthwood Hills Supermarket · 3.4 km
2 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)

1.6km

Post office

Nearby shops

Howletts Lane Shops773 m
Tesco Express1.0 km

Nearby cafes

Coffee Bar962 m

Nearby restaurants

The Orchard Beefeater862 m
Miller & Carter893 m
Curry Cottage960 m
Ickenham Fish Bar1.0 km

Nearby pubs

Breakspear Arms557 m
The Woodman824 m

Nearby gyms

Ruislip Golf Centre869 m
CrossFit Ickenham942 m
Hillingdon Borough F.C.985 m
Hillingdon Athletics Club1.0 km
Food hygiene (5-star)50% of 8

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ENCASA HOMES 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 score14/100
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

24

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,312m
Crossrail 2 route22,029m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,014 nationally

1,457

Est. population

5,827/km²

63%

Employed

35%

Degree educated

£40,800

Median income

2.9%

Claimant rate

SuburbanMedium densityEstablished mixed

54

Community stability

Age profile

25%
19%
23%
20%
14%
Under 1825%
18–3419%
35–4923%
50–6420%
65+14%

Tenure

27%
36%
23%
Own outright27%
Own (mortgage)36%
Private rent13%
Social rent23%
Shared ownership1%

Ethnicity

68%
White British68%
White Other9%
Asian10%
Black3%
Mixed6%
Other3%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine17%
No car household14%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Social rent23%
Private rent13%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
8
Planning apps (3 years)
8
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)
4
Largest scheme
88 homes · LAND AT BREAKSPEAR COUNCIL DEPOT, SITE B, LAND AT BREAKSPEAR COUNCIL DEPOT, SITE B, GLOVERS GROVE, HA4
Pipeline pressure
NONE

Named schemes (500m)

LAND AT BREAKSPEAR COUNCIL DEPOT, SITE B, LAND AT BREAKSPEAR COUNCIL DEPOT, SITE B, GLOVERS GROVE, HA488 homes
completed
SITE A, LAND AT GLOVERS GROVE DEPOT, SITE A, LAND AT GLOVERS GROVE DEPOT, GLOVERS GROVE, HA419 homes
completed
LAND ADJACENT TO WHITEHEATH JUNIOR SCHOOL, WHITEHEATH AVENUE, RUISLIP2 homes
completed
LAND ADJACENT TO 27, LAND ADJACENT TO 27, GRASMERE AVENUE, RUISLIP, HA4 7PJ1 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 7PP

Full postcodeHA4 7PP
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.578127
Longitude-0.440367
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