Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.57945, -0.42201

HA4 8AE

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

The family fortress

 

Top 11% LondonSchools 100%Safety 84/100Transport 46/100Low yield 2.79%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
76
Safety
84
Schools
60
Transport
46
Environment
73
Investment
36
HA4 8AE

Key facts for HA4 8AE

Full postcodeHA4 8AE
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.579446
Longitude-0.422007
Parliamentary constituencyUxbridge and South Ruislip
CountryEngland
RegionGreater London

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
ExcellentNeutralRisk: Low

London Benchmarks

vs London income+16.4% vs London avg
vs London crime-97.8% vs London avg

Deep-dive guides for HA4 8AE

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA4 8AE 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 · 7 min walk

KS2: 105.2

—

Secondary

Bishop Ramsey Church of England School

Not yet inspected · 11 min walk

P8: +0.20A8: 54.1

100% of local schools rated Good or Outstanding

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 87 min walk

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

Safety

5 Jun

Crime rates and local incidents

LOW CRIME

1.4 incidents per 1,000 residents

Top 5% — safest in London
↑ Rising 100.0%

-87% vs borough

Crime by type

Anti-social behaviour1
Violence & sexual offences1
Drug offences0
Other0
Theft0
Robbery0
Vehicle crime0
Burglary0

Road safety

100

Road safety score

0

Accidents (5yr)

Crime is 98% below London average

Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area136.1 m²

EPC breakdown

D
2%

Based on 2 properties · Confidence: very_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£340,250
Rebuild cost per m²£2,500/m²

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

Council tax band Band FAnnual charge £2,700
Price growth potentialModerate

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
🚇
Ruislip Underground StationPiccadilly line
10.8 min walk
🚂
West Ruislip

Nearby stations

🚇
Ruislip Underground StationPiccadilly · Metropolitan
11 min walk
🚇
Ruislip Manor Underground StationPiccadilly · Metropolitan
12 min walk
🚂
West RuislipNational Rail
19 min walk
🚇
West Ruislip Underground StationCentral
19 min walk
🚇
Eastcote Underground StationMetropolitan · Piccadilly
22 min walk
🚌No bus stops within 400m

23

Walkability score

30

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

63 min

London Bridge

71 min

Victoria

62 min

Waterloo ★

69 min

Canary Wharf

62 min

City

Source: TfL Journey Planner (sector-level)

Parking & EV

Car parks, spaces and charging points

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)62
Nearest car park313m
Santander docks (800m)0
Nearest cycle dock14.1 km

Nearby car parks

🅿️
Saint Martins Approach Car Park
397m
🅿️
Kingsend North Car Park35 spaces· yes
778m

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

Location

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterHIGH
High
Air qualityLOW
NO₂: 36.0 µg/m³ · PM2.5: 10.0 µg/m³
Better than 60% 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 AONB100% green spaceTree canopy: 31%
More green space than 99% 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

3 min walk

72%

Recommend GP

72%

Overall GP experience

6

GPs within 1km

6

Dentists within 1km

Nearest hospitalMount Vernon · 4.4 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95%58.6%

Amenities

Shops, restaurants, parks and more

77

Parks (1km)

18

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.6 km
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E

1

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby cafes

Garlands Patisserie468 m
GAIL's571 m
Red Onion623 m
Costa625 m

Nearby restaurants

Zaza460 m
Annabella's by Arens - Ruislip478 m
Brown's Restaurant495 m
Ruislip Kebab511 m

Nearby pubs

The Hop & Vine492 m
The Crock of Gold768 m
J.J. Moon's910 m

Nearby health

Damira Dental Studios258 m
St Martin's Medical Center293 m
Food hygiene (5-star)71% of 63

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

Rental yield, rent and gentrification

36

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.79%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.79% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score25/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

59.5

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,185m
Crossrail 2 route20,839m

Demographics

22 Apr

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

1.0%

Claimant rate

SuburbanMedium densityOwner occupiers / families

66

Community stability

Age profile

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

Tenure

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

Ethnicity

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 rent 4%Social rent 2%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
19
Planning apps (12 months)
1
Planning apps (3 years)
12
Local approval rate
100%
Borough approval rate
91%
Opportunity area
No

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
8
Largest scheme
44 homes · FORMER SAINSBURY BUILDING, 8-10, FORMER SAINSBURY BUILDING, 8-10, ICKENHAM ROAD, HA4
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
KINGS COLLEGE PAVILION, KINGS COLLEGE PAVILION, KINGS COLLEGE ROAD, RUISLIP, HA4 7JZ3 homes
completed
103, 103, PARK AVENUE, RUISLIP, HA4 7UL2 homes
completed
43, 43, EASTCOTE ROAD, RUISLIP, HA4 8BE1 homes
completed
14, 14, BROOK DRIVE, RUISLIP, HA4 8AG1 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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Data freshness

When each data source was last updated

75%

Confidence score

9/12

Pillars populated

Medium reliability
gp1 May
cqc8 May
epc18 Apr
imd24 Apr
lha18 Apr
tfl1 May
prow21 Apr
ptal17 Apr
seed17 Apr
crime5 Jun
flood22 Apr
radon18 Apr
census25 Apr
mobile18 Apr
nhs ae5 Jun
sports18 Apr
parking4 May
schools1 May
streets18 Apr
planning1 Jun
amenities4 May
broadband18 Apr
buildings18 Apr
bus stops4 May
elections18 Apr
ethnicity21 Apr
gp survey18 Apr
green belt18 Apr
parliament19 Apr
tfl cycles2 May
air quality19 May
bgs geology18 Apr
councillors18 Apr
dfe schools18 Apr
fsa hygiene1 May
green space22 Apr
demographics22 Apr
voa property24 Apr
bgs landslide18 Apr
national rail1 May
rental market2 Jun
claimant count18 Apr
street profile2 Jun
housing pipeline18 Apr
population density18 Apr
surface water flood18 Apr

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