Ruislip · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.58225, -0.41324

HA4 8AS— Ruislip, Hillingdon

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

The family fortress

 

Schools 100%Safety 82/100Transport 19/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
57
Safety
82
Schools
60
Transport
19
Environment
72
Investment
32

The bottom line

HA4 8AS 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: 73 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 8AS

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+9.5% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for HA4 8AS

🛡️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 8AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Coteford Infant School

Not yet inspected · 3 min walk

—

Secondary

Bishop Ramsey Church of England School

Not yet inspected · Inspected Nov 2024 · 6 min walk

P8: +0.20A8: 54.1

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 60 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.6 incidents per 1,000 residents

Better than 57% of London
→ Stable

-25% vs borough

Crime by type

Anti-social behaviour27%
Other25%
Violence & sexual offences23%
Vehicle crime14%
Burglary5%
Drug offences4%
Theft1%
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) · 1.8km

Crime is 13% 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£6,914/m²
Price per ft²£642/ft²
Avg floor area111.5 m²

EPC breakdown

D
8%
E
4%

Based on 12 properties · Confidence: medium

Street mix

Semi 64%Detached 36%

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£278,750
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 EAnnual charge £2,284
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6.6%

Total change

+497%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.0%

per year

Acceleration

-33.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £600k–£700k · 25 sales

Property Type Mix

Total: 25 sales

Detached36%
Semi-detached64%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£127k£250k+97.6%1.7
Post-dot-com plateau2001–2004£305k£390k+27.9%1
Pre-crash peak2005–2007£328k£395k+20.4%1
GFC & correction2008–2011£460k£400k-13%1.7
Help-to-Buy recovery2014–2015£650k£575k-11.5%2
Rate-rise correction2023–2023£763k£763k+0%2
Current market2024–2024£755k£755k+0%3

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Detached

+0.6% alpha

Weakest performer

Semi-detached

+0% alpha

Detached+0.6% α
Local
4.7%
District
4.1%
Semi-detached+0% α
Local
8.8%
District
8.8%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
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 Manor Underground StationMetropolitan line
11.8 min walk
West Ruislip

Nearby stations

Ruislip Manor Underground StationPiccadilly · Metropolitan
13 min walk
Eastcote Underground StationMetropolitan · Piccadilly
16 min walk
Ruislip Underground StationPiccadilly · Metropolitan
17 min walk
Northwood Hills Underground StationMetropolitan
26 min walk
West RuislipNational Rail
27 min walk
No bus stops within 400m

10

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★73 min
Victoria76 min ↑
Waterloo75 min ↑
Canary Wharf83 min ↑
City79 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)

Nearest car park374m
Santander docks (800m)0
Nearest cycle dock13.6 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 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: 18.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 31%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 2.0 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

12 min walk

72%

Recommend GP

72%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 4.4 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

30

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: J.J. Moon's (994 m)

No restaurants within 800m — nearest: The Woodman (877 m)

Nearest supermarketAldi · 1.0 km
2 tennis courts1 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)

1.2km

Post office

Nearby shops

Budgens468 m

Nearby restaurants

The Woodman877 m
Mamma Mia Pizza1.0 km
Mangal1.1 km
Summer China1.1 km

Nearby pubs

J.J. Moon's994 m

Nearby gyms

Highgrove Swimming Pool400 m
Food hygiene (5-star)50% of 10

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

A

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

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

4/100

Velocity score

Future outlook

49.5

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,748m
Crossrail 2 route20,344m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,308 nationally

1,679

Est. population

4,668/km²

60%

Employed

41%

Degree educated

£46,000

Median income

2.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

57

Community stability

Age profile

24%
13%
23%
20%
20%
Under 1824%
18–3413%
35–4923%
50–6420%
65+20%

Tenure

36%
37%
13%
Own outright36%
Own (mortgage)37%
Private rent13%
Social rent13%
Shared ownership0%

Ethnicity

60%
20%
White British60%
White Other10%
Asian20%
Black3%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine16%
No car household15%
Unemployed4%
No qualifications14%

Housing tenure (Census 2021)

Social rent13%
Private rent13%

vs. London

Income vs London+9.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
6
Planning apps (12 months)
8
Planning apps (3 years)
9
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
385 homes · RAF EASTCOTE, RAF EASTCOTE, LIME GROVE, RUISLIP, HA4 8BX
Pipeline pressure
NONE

Named schemes (500m)

HIGHGROVE POOL OVERFLOW CAR PARK, HIGHGROVE POOL OVERFLOW CAR PARK, HUME WAY, HA424 homes
completed
COTEFORD INFANT SITE, COTEFORD INFANT SITE, FORE STREET, HA513 homes
completed
2, 2, WARRENDER WAY, RUISLIP, HA4 8ED4 homes
completed
1, 1, YEOMANS ACRE, RUISLIP, HA4 8BW2 homes
completed
173, 173, Park Avenue, Ruislip, HA4 7UR2 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 8AS

Full postcodeHA4 8AS
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.582250
Longitude-0.413236
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