Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.57893, -0.42319

HA4 8AB— Ruislip, Hillingdon

Location and area intelligence for HA4 8AB, Ruislip, Hillingdon

The family fortress

 

Schools 100%Safety 88/100Transport 22/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
68
Safety
88
Schools
60
Transport
22
Environment
53
Investment
32

The bottom line

HA4 8AB 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: 63 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 8AB

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+16.4% vs London avg
vs London crime-66.0% vs London avg

Deep-dive guides for HA4 8AB

🛡️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 8AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Warrender Primary School

Not yet inspected · 8 min walk

KS2: 105.2

—

Secondary

Bishop Ramsey Church of England School

Not yet inspected · Inspected Nov 2024 · 12 min walk

P8: +0.20A8: 54.1

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 · 86 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

22.3 incidents per 1,000 residents

Better than 85% of London
→ Stable

-70% vs borough

Crime by type

Anti-social behaviour29%
Other23%
Violence & sexual offences16%
Vehicle crime13%
Drug offences10%
Burglary10%
Theft0%
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) · 1.4km

Crime is 66% 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£7,233/m²
Price per ft²£672/ft²
Avg floor area127 m²

EPC breakdown

C
2%
D
1%
F
1%

Based on 4 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£317,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,700
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2025 · CAGR

+4%

Total change

+129%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.5%

per year

Acceleration

-91.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£350k£350k+0%1
Pre-crash peak2005–2005£350k£350k+0%1
GFC & correction2010–2011£368k£390k+6.1%1.5
Help-to-Buy recovery2013–2013£470k£470k+0%1
Rate-rise correction2022–2022£865k£865k+0%1
Current market2025–2025£800k£800k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Ruislip Underground StationPiccadilly line
10.2 min walk
West Ruislip

Nearby stations

Ruislip Underground StationPiccadilly · Metropolitan
11 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
12 min walk
West RuislipNational Rail
18 min walk
West Ruislip Underground StationCentral
18 min walk
Eastcote Underground StationMetropolitan · Piccadilly
23 min walk
No bus stops within 400m

26

Walkability score

58

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★63 min
Victoria66 min ↑
Waterloo66 min ↑
Canary Wharf73 min ↑
City66 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)62
Nearest car park298m
Santander docks (800m)0
Nearest cycle dock14.2 km

Nearby car parks

🅿️
Saint Martins Approach Car Park
298m
🅿️
Kingsend North Car Park35 spaces· yes
713m

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: 13.0 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: 19.0 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Ruislip Woods SSSI — 1.8 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 yield853.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ST MARTINS MEDICAL CENTRE

21 EASTCOTE ROAD, HA4 8BE

2 min walk

72%

Recommend GP

72%

Overall GP experience

7

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 4.4 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

77

Parks (1km)

18

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Hop & Vine (395 m)

Nearest supermarketAldi · 1.7 km
1 tennis courts1 swimming pools

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)

1.2km

Post office

Nearby cafes

Garlands Patisserie373 m
GAIL's493 m
Costa550 m
Red Onion556 m

Nearby restaurants

Zaza360 m
Annabella's by Arens - Ruislip379 m
Brown's Restaurant395 m
Metro Italia418 m

Nearby pubs

The Hop & Vine395 m
The Crock of Gold714 m

Nearby health

Damira Dental Studios163 m
St Martin's Medical Center194 m
Food hygiene (5-star)66% of 70

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

32

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 score25/100
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

58.5

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,239m
Crossrail 2 route20,903m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 33,336 nationally

1,391

Est. population

3,109/km²

57%

Employed

48%

Degree educated

£48,900

Median income

0.6%

Claimant rate

SuburbanMedium densityOwner occupiers / families

66

Community stability

Age profile

21%
17%
25%
25%
Under 1821%
18–3412%
35–4917%
50–6425%
65+25%

Tenure

54%
40%
Own outright54%
Own (mortgage)40%
Private rent4%
Social rent2%

Ethnicity

70%
14%
White British70%
White Other8%
Asian14%
Black2%
Mixed4%
Other1%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine10%
No car household8%
Unemployed2%
No qualifications10%

Housing tenure (Census 2021)

Private rent4%
Social rent2%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
20
Planning apps (12 months)
20
Planning apps (3 years)
9
Local approval rate
85%
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
61 homes · LYON COURT AND 28-30, LYON COURT AND 28-30, PEMBROKE RAOD, RUISLIP, HA4 8NE
Pipeline pressure
NONE

Named schemes (500m)

BISHOP RAMSEY CHURCH OF ENGLAND SCHOOOL (LOWER SITE), BISHOP RAMSEY CHURCH OF ENGLAND SCHOOOL (LOWER SITE), EASTCOTE ROAD, RUISLIP, HA4 8DJ35 homes
completed
43-45, 43-45, High street, Ruislip, HA4 7BD6 homes
completed
103, 103, PARK AVENUE, RUISLIP, HA4 7UL2 homes
completed
33A, 33A, High Street, Ruislip, HA4 7AU1 homes
completed
43, 43, EASTCOTE ROAD, RUISLIP, HA4 8BE1 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
23.0%
Ward turnout
42%
Election year
2022
MP
Danny Beales (Labour)
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 8AB

Full postcodeHA4 8AB
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.578932
Longitude-0.423194
Parliamentary constituencyUxbridge and South Ruislip
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
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