Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.57738, -0.42323
HA4 8DQ— Ruislip, Hillingdon Location and area intelligence for HA4 8DQ, Ruislip, Hillingdon The family fortress
Schools 100% Safety 84/100 Transport 35/100 Low yield 2.79%
Best for: Families, Owner-occupiers
Car-dependent area — limited public transport
HA4 8DQ 71 Liveability 84 Safety 35 Transport
Families Schools, safety, green space, family amenities Match: Strong Professionals Commute, connectivity, restaurants, gyms Match: Weak Investors Yield, gentrification, liquidity, pipeline Match: Weak First-time buyers Affordability, mortgage, stamp duty, value Match: Moderate Key facts for HA4 8DQ Full postcode HA4 8DQ
Postcode district HA4
Borough London Borough of Hillingdon
Ward Ruislip
Latitude 51.577377
Longitude -0.423233
Parliamentary constituency Uxbridge and South Ruislip
Country England
Region Greater London
Area Profile & Benchmarks Area identity and London comparisons
Area Identity
Inner city
Medium Owner occupiers / families
Excellent Neutral Risk: Low
London Benchmarks
vs London income vs London crime Deep-dive guides for HA4 8DQ
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🚇 Well-Connected 🎓 School Smart 🌳 Good Parks 🔒 Very Safe
“The family fortress”
Schools 18 Apr Nearest schools and Ofsted ratings
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 · 12 min walk
P8: +0.20 A8: 54.1
100% of local schools rated Good or Outstanding
Childcare
★★
Childcare
McMillan Nursery School
Good · 84 min walk
2 primaries · 1 secondaries · 0 childcare — within 1km
Safety 5 Jun Crime rates and local incidents
LOW CRIME
3.5 incidents per 1,000 residents
↑ Rising 400.0% from a low base — still below London average
-67% vs borough
Crime by type
Violence & sexual offences 0%
Crime is 95% 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.
EPC breakdown
Based on 5 properties · Confidence: low
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 fixed 4.58%
5-year fixed 4.32%
SVR 7.25%
Bank of England (monthly average)
Energy & construction
Solar yield 853 kWh/kWp/yr
Heat pump suitable Yes
EPC upgrade cost Medium
Rebuild cost estimate £329,250
Rebuild cost per m² £2,500/m²
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Construction era 1967-1975
Walls Cavity wall, filled cavity
Roof Pitched, 150 mm loft insulation
Heating fuel mains gas (not community)
Glazing Fully double glazed
Council tax band Band F Annual charge £2,700
Price growth potential Moderate
Transport 1 May Public transport accessibility and links
🚇 Ruislip Underground Station Piccadilly line
8.1 min walk Nearby stations
🚇 Ruislip Underground Station Piccadilly · Metropolitan
8 min walk 🚇 Ruislip Manor Underground Station Piccadilly · Metropolitan
11 min walk 🚂 West Ruislip National Rail
16 min walk 🚇 West Ruislip Underground Station Central
17 min walk 🚇 Eastcote Underground Station Metropolitan · Piccadilly
22 min walk 🚌 5 bus routes · 3 stops within 400m · 37 buses/hr peak
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sector-level)
Parking & EV Car parks, spaces and charging points
Total spaces (800m) 76
Nearest car park 266m
Santander docks (800m) 0
Nearest cycle dock 14.1 km
Nearby car parks
🅿️ Saint Martins Approach Car Park
266m 🅿️ Kingsend North Car Park 35 spaces · yes
540m 🅿️ Ruislip Underground Station Car Park
661m 🅿️ Kingsend South Car Park · yes
696m 🅿️ Waitrose Car Park · yes
699m 🅿️ Pembroke Gardens · yes
795m
Connectivity Broadband and mobile coverage
Mobile operators
EE O2 Vodafone Three
Avg download speed 500 Mbps
Median download 450 Mbps
Superfast coverage 100%
All operators 5G 82%
Broadband providers
BT Sky TalkTalk Vodafone Virgin Media
Environment 22 Apr Flood risk, air quality and noise
Surface water NONE
No assessed surface water flood risk Air quality LOW
NO₂: 36.0 µg/m³ · PM2.5: 10.0 µg/m³ Radon risk LOW
0.5% of local properties affected ULEZ zone · £12.50/day CCZ: 19.0 km away ✗ Not Green Belt ✗ Not AONB 24% green space Tree canopy: 70%
Nearest SSSI: Ruislip Woods SSSI — 1.9 km
Energy
Solar: 853 kWh/kWp/yr Heat pump: Suitable EPC upgrade: Medium
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): None recorded
Climate Local weather conditions and energy potential
Solar yield 853.2 kWh/kWp/yr
Heat pump suitable Yes
EPC upgrade cost Medium
Source: Met Office UK Climate Averages 1991-2020
Health GP, dental and hospital access
ST MARTINS MEDICAL CENTRE
21 EASTCOTE ROAD, HA4 8BE
1 min walk
Nearest hospital Mount Vernon · 4.5 km
Nearest A&E THE 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
No pubs within 400m — nearest: The Hop & Vine (280 m)
Nearest supermarket Aldi · 1.7 km
1 tennis courts 1 swimming pools
Nearby cafes
Garlands Patisserie 249 m
GAIL's 326 m
Costa 380 m
Red Onion 384 m
Nearby restaurants
Ruislip Kebab 284 m
Annabella's by Arens - Ruislip 284 m
Metro Italia 291 m
Zaza 293 m
Nearby pubs
The Hop & Vine 280 m
The Crock of Gold 542 m
J.J. Moon's 822 m
Nearby health
Damira Dental Studios 85 m
St Martin's Medical Center 134 m
Food hygiene (5-star) 70% of 70
Business Local businesses registered here
Dissolved (last 12 months) 0
Right-to-buy sales (5yr) 247
High street
E High street health
Investment Investment grade, yield and market outlook
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 £1,350 London avg: £1,950/mo
Gross yield 2.79% (low) London avg: 3.8% Gentrification score 25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition 247
Rental market
Mixed owner / renter Tenant profile
Future outlook
Low-deprivation area
Infrastructure pipeline
Infrastructure score 0/100
Bakerloo Extension route 24,177m
Crossrail 2 route 20,859m
Demographics 22 Apr Population, deprivation and income
Decile 10/10
Least deprived
Index of Multiple Deprivation
Rank: 31,550 nationally
1,329
Est. population
3,543/km²
Inner city Medium density Owner occupiers / families
Employment & lifestyle
Managerial / professional 48%
Routine / semi-routine 10%
No car household 8%
Unemployed 3%
No qualifications 12%
Housing tenure (Census 2021)
Planning Conservation areas and development
Listed buildings (800m) 22
Planning apps (12 months) 1
Planning apps (3 years) 11
CIL rate (residential) £110/m²
Japanese knotweed sites (400m) 0
Housing pipeline (800m)
Largest scheme 94 homes · TIMES HOUSE, TIMES HOUSE, STATION APPROACH, HA4
Named schemes (500m)
FORMER SAINSBURY BUILDING, 8-10, FORMER SAINSBURY BUILDING, 8-10, ICKENHAM ROAD, HA4 44 homes
completed BISHOP RAMSEY CHURCH OF ENGLAND SCHOOOL (LOWER SITE), BISHOP RAMSEY CHURCH OF ENGLAND SCHOOOL (LOWER SITE), EASTCOTE ROAD, RUISLIP, HA4 8DJ 35 homes
completed 130, 130, High Street, HA4 8LP 19 homes
completed 43-45, 43-45, High street, Ruislip, HA4 7BD 6 homes
completed 48, 48, HIGH STREET, RUISLIP, HA4 7AS 5 homes
completed
Politics Local councillors and MP
Ward majority Conservative
Constituency Ruislip, Northwood and Pinner
Councillors
Philip Nigel Corthorne Conservative
John Riley Conservative
Peter William Smallwood Conservative
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The bottom line
HA4 8DQ 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: 62 min to waterloo — above average for this zone.
Less suited to Car-free commuters.
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Do you commute into central London daily? Yes?
Do you have or plan to have school-age children? Yes?
Do you work from home? Yes?
Do you cycle regularly? Yes?
Is noise a dealbreaker for you? Yes?
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Compare Hillingdon with nearby boroughs:
Frequently asked questions What borough is HA4 8DQ in? How good is transport in HA4 8DQ? What are the schools like near HA4 8DQ? What is the liveability score for HA4 8DQ?
Data freshness When each data source was last updated
gp 1 May
cqc 8 May
epc 18 Apr
imd 24 Apr
lha 18 Apr
tfl 1 May
prow 21 Apr
ptal 17 Apr
seed 17 Apr
crime 5 Jun
flood 22 Apr
radon 18 Apr
census 25 Apr
mobile 18 Apr
nhs ae 5 Jun
sports 18 Apr
parking 4 May
schools 1 May
stats19 9 Jun
streets 18 Apr
planning 1 Jun
amenities 4 May
broadband 18 Apr
buildings 18 Apr
bus stops 4 May
elections 18 Apr
ethnicity 7 Jun
gp survey 18 Apr
green belt 18 Apr
parliament 19 Apr
tfl cycles 2 May
air quality 19 May
bgs geology 18 Apr
councillors 18 Apr
dfe schools 18 Apr
fsa hygiene 1 May
green space 22 Apr
demographics 22 Apr
voa property 24 Apr
bgs landslide 18 Apr
bus frequency 7 Jun
national rail 1 May
rental market 2 Jun
claimant count 18 Apr
street profile 8 Jun
water provider 9 Jun
companies house 18 Apr
housing pipeline 18 Apr
population density 18 Apr
Trusted official data sources Office for
National Statistics