Ruislip · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.58456, -0.43865

HA4 7SA— Ruislip, Hillingdon

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

The family fortress

 

Schools 100%Safety 80/100Transport 10/100Low yield 3.26%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
52
Safety
80
Schools
90
Transport
10
Environment
72
Investment
42

The bottom line

HA4 7SA 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 catches: 75 min to london bridge — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA4 7SA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-2.9% vs London avg
vs London crime+14.0% vs London avg

Deep-dive guides for HA4 7SA

🛡️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 7SA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Whiteheath Infant & Nursery School

Good · Inspected Sept 2021 · 5 min walk

—

Secondary

The Douay Martyrs Catholic School

Not yet inspected · 36 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 · 93 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

74.0 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

-2% vs borough

Crime by type

Violence & sexual offences29%
Other22%
Anti-social behaviour18%
Drug offences11%
Vehicle crime8%
Burglary8%
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) · 447m

Crime is +14% above London average

Property

Prices, sales volume and market trends

Avg floor area176.3 m²

EPC breakdown

C
1%
D
1%
E
1%

Based on 3 properties · Confidence: low

Street mix

Detached 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£440,750
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, 150 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

1996–2018 · CAGR

+9.2%

Total change

+596%

Market Activity

Price Velocity & Acceleration

Current Velocity

+118.0%

per year

Acceleration

+76.64

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 7 sales

Property Type Mix

Total: 7 sales

Detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1998£152k£330k+117.1%1
Post-dot-com plateau2002–2004£365k£343k-6%1
Help-to-Buy recovery2013–2013£485k£485k+0%1
Brexit uncertainty2018–2018£1.06m£1.06m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
19.8 min walk
West Ruislip

Nearby stations

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

8

Walkability score

48

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park273m
Santander docks (800m)0
Nearest cycle dock15.3 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: 20.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 0.9 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

6 min walk

85%

Recommend GP

85%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

Nearest hospitalMount Vernon · 3.5 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketNorthwood Hills Supermarket · 2.8 km
2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

2.3km

Post office

Nearby shops

Howletts Lane Shops92 m

Nearby cafes

Lakeside Cafe792 m
Turntable Tea Room1.0 km

Nearby restaurants

Miller & Carter456 m

Nearby pubs

The Woodman212 m
Arens Bar & Grill at the Six Bells599 m
Breakspear Arms784 m
Waters Edge831 m

Nearby gyms

Hillingdon Athletics Club348 m
Hillingdon Borough F.C.450 m
Food hygiene (5-star)50% of 16

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

ELL & MAC LTD
PMO MATTERS LTD

Investment

Investment grade, yield and market outlook

42

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 score15/100
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

20.5

Price growth score

E
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,468m
Crossrail 2 route22,105m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,881 nationally

1,688

Est. population

4,264/km²

55%

Employed

38%

Degree educated

£40,800

Median income

4.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

54

Community stability

Age profile

21%
16%
20%
19%
24%
Under 1821%
18–3416%
35–4920%
50–6419%
65+24%

Tenure

36%
33%
16%
14%
Own outright36%
Own (mortgage)33%
Private rent16%
Social rent14%
Shared ownership2%

Ethnicity

67%
13%
White British67%
White Other9%
Asian13%
Black3%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine16%
No car household16%
Unemployed3%
No qualifications19%

Housing tenure (Census 2021)

Private rent16%
Social rent14%

vs. London

Income vs London-2.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
Planning apps (12 months)
8
Planning apps (3 years)
8
Local approval rate
88%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
17
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)

188 BURY STREET RUISLIP, Bury Street, HA4 7TN4 homes
completed
Rotary House, Rotary House, Breakspear Road, Ruislip, HA4 7ST4 homes
completed
12, 12, St Catherine's Road, HA43 homes
completed
1 ST CATHERINES FARM COURT, HOWLETTS LANE, RUISLIP, HA4 7YH2 homes
completed
1-3, 1-3, Standale Grove, Ruislip, HA4 7UA2 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 7SA

Full postcodeHA4 7SA
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.584561
Longitude-0.438646
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