Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.57765, -0.42457

HA4 8BE— Ruislip, Hillingdon

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

The family fortress

 

Schools 100%Safety 82/100Transport 28/100Low yield 3.26%

Best for: Families, Owner-occupiers

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

Liveability
68
Safety
82
Schools
100
Transport
28
Environment
49
Investment
45

The bottom line

HA4 8BE 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 8BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.4% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for HA4 8BE

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA4 8BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Sacred Heart Catholic Primary School

Outstanding · Inspected Jun 2024 · 14 min walk

KS2: 107.7

—

Secondary

Bishop Ramsey Church of England School

Not yet inspected · Inspected Nov 2024 · 13 min walk

P8: +0.20A8: 54.1

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 · 84 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.7 incidents per 1,000 residents

Better than 55% of London
→ Stable

-22% vs borough

Crime by type

Other26%
Anti-social behaviour24%
Violence & sexual offences14%
Vehicle crime13%
Burglary12%
Drug offences6%
Robbery5%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 1.5km

Crime is 10% below London average

Property

Prices, sales volume and market trends

Avg floor area153.3 m²

EPC breakdown

B
1%
C
3%
D
3%
E
2%

Based on 9 properties · Confidence: low

Street mix

Semi 17%Terraced 6%Detached 78%

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£383,250
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)
RoofAverage thermal transmittance 0.17 W/m²K
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

1995–2018 · CAGR

+7%

Total change

+377%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.7%

per year

Acceleration

-58.81

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 18 sales

Property Type Mix

Total: 18 sales

Detached77.8%
Semi-detached16.7%
Terraced5.6%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£195k£228k+16.7%1.8
Post-dot-com plateau2003–2004£380k£440k+15.8%1
Pre-crash peak2005–2006£493k£370k-25%1
GFC & correction2008–2008£535k£535k+0%2
Brexit uncertainty2017–2018£880k£930k+5.7%1.5

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+1% alpha

Detached+1% α
Local
7.3%
District
6.3%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ruislip Underground StationPiccadilly line
8.7 min walk
West Ruislip

Nearby stations

Ruislip Underground StationPiccadilly · Metropolitan
9 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
12 min walk
West RuislipNational Rail
16 min walk
West Ruislip Underground StationCentral
16 min walk
Eastcote Underground StationMetropolitan · Piccadilly
24 min walk
No bus stops within 400m

33

Walkability score

84

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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)104
Nearest car park171m
Santander docks (800m)0
Nearest cycle dock14.2 km

Nearby car parks

🅿️
Saint Martins Approach Car Park
171m
🅿️
Kingsend North Car Park35 spaces· yes
573m
🅿️
Kingsend South Car Park· yes
716m
🅿️
Waitrose Car Park· yes
728m
🅿️
Ruislip Underground Station Car Park
731m

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: 19.0 km away✗ Not Green Belt✗ Not AONB25% green spaceTree canopy: 37%
More green space than 80% of London

Nearest SSSI: Ruislip Woods SSSI — 1.9 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 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

0 min walk

72%

Recommend GP

72%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 4.5 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

18

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.8 km
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

1

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 Patisserie201 m
GAIL's339 m
Costa398 m
Red Onion417 m

Nearby restaurants

Zaza209 m
Annabella's by Arens - Ruislip214 m
Brown's Restaurant239 m
Ruislip Kebab246 m

Nearby pubs

The Hop & Vine225 m
The Crock of Gold590 m

Nearby health

Damira Dental Studios13 m
St Martin's Medical Center38 m
Food hygiene (5-star)67% of 75

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

TRIPOINT 2 LTD
TRIPOINT PROPERTIES LTD
WESTHOLME GARDENS RESIDENTIAL MANAGEMENT COMPANY LIMITED

Investment

Investment grade, yield and market outlook

45

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 score25/100
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

48.4

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,273m
Crossrail 2 route20,956m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 31,550 nationally

1,329

Est. population

3,543/km²

57%

Employed

44%

Degree educated

£48,900

Median income

1.8%

Claimant rate

Inner cityMedium densityOwner occupiers / families

64

Community stability

Age profile

19%
15%
15%
25%
26%
Under 1819%
18–3415%
35–4915%
50–6425%
65+26%

Tenure

54%
34%
Own outright54%
Own (mortgage)34%
Private rent7%
Social rent5%
Shared ownership0%

Ethnicity

72%
White British72%
White Other11%
Asian11%
Black0%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine10%
No car household8%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent7%
Social rent5%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
21
Planning apps (12 months)
19
Planning apps (3 years)
10
Local approval rate
90%
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
94 homes · TIMES HOUSE, TIMES HOUSE, STATION APPROACH, HA4
Pipeline pressure
NONE

Named schemes (500m)

FORMER SAINSBURY BUILDING, 8-10, FORMER SAINSBURY BUILDING, 8-10, ICKENHAM ROAD, HA444 homes
completed
BISHOP RAMSEY CHURCH OF ENGLAND SCHOOOL (LOWER SITE), BISHOP RAMSEY CHURCH OF ENGLAND SCHOOOL (LOWER SITE), EASTCOTE ROAD, RUISLIP, HA4 8DJ35 homes
completed
130, 130, High Street, HA4 8LP19 homes
completed
43-45, 43-45, High street, Ruislip, HA4 7BD6 homes
completed
48, 48, HIGH STREET, RUISLIP, HA4 7AS5 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 8BE

Full postcodeHA4 8BE
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.577646
Longitude-0.424566
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
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