Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.57835, -0.41118

HA4 8ED— Ruislip, Hillingdon

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

The family fortress

 

Schools 100%Safety 86/100Transport 28/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
61
Safety
86
Schools
60
Transport
28
Environment
49
Investment
31

The bottom line

HA4 8ED 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: 60 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 8ED

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-52.0% vs London avg

Deep-dive guides for HA4 8ED

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA4 8ED 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 · 3 min walk

KS2: 105.2

—

Secondary

Bishop Ramsey Church of England School

Not yet inspected · Inspected Nov 2024 · 2 min walk

P8: +0.20A8: 54.1

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 56 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

31.3 incidents per 1,000 residents

Better than 78% of London
→ Stable

-59% vs borough

Crime by type

Anti-social behaviour38%
Vehicle crime23%
Other13%
Violence & sexual offences13%
Burglary10%
Drug offences2%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 2.6km

Crime is 52% below London average

Property

18 Jun

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£6,601/m²
Price per ft²£613/ft²
Avg floor area127.1 m²

EPC breakdown

B
1%
C
6%
D
4%
E
2%
F
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 73%Terraced 6%Detached 12%Flat 9%

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£317,750
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 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

1998–2024 · CAGR

+6%

Total change

+355%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.2%

per year

Acceleration

+7.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 33 sales

Property Type Mix

Total: 33 sales

Detached12.1%
Semi-detached72.7%
Terraced6.1%
Flat/maisonette9.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£168k£226k+34.5%2
Post-dot-com plateau2002–2004£248k£325k+31.3%1.5
Pre-crash peak2005–2007£348k£460k+32.4%2
GFC & correction2008–2012£460k£250k-45.7%1.8
Help-to-Buy recovery2014–2016£355k£618k+73.9%1.3
Brexit uncertainty2017–2017£613k£613k+0%3
Pandemic surge2021–2021£690k£690k+0%1
Rate-rise correction2022–2023£880k£790k-10.2%1
Current market2024–2024£765k£765k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.4% alpha

Semi-detached-0.4% α
Local
7.5%
District
7.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position40

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
6.6 min walk
South Ruislip

Nearby stations

Ruislip Manor Underground StationPiccadilly · Metropolitan
7 min walk
Eastcote Underground StationMetropolitan · Piccadilly
12 min walk
Ruislip Underground StationPiccadilly · Metropolitan
13 min walk
Ruislip Gardens Underground StationCentral
25 min walk
West Ruislip Underground StationCentral
26 min walk
No bus stops within 400m

14

Walkability score

36

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★60 min
Victoria63 min ↑
Waterloo63 min ↑
Canary Wharf70 min ↑
City69 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 park235m
Santander docks (800m)0
Nearest cycle dock13.4 km

Nearby car parks

🅿️
Pembroke Gardens· yes
633m

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: 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: 18.2 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 46%
More green space than 78% of London

Nearest SSSI: Ruislip Woods SSSI — 2.4 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

CEDARS MEDICAL CENTRE

118 ELLIOTT AVENUE, HA4 9LZ

12 min walk

81%

Recommend GP

81%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 4.8 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: J.J. Moon's (579 m)

Nearest supermarketAldi · 841 m
1 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)

785m

Post office

Nearby shops

Budgens660 m

Nearby restaurants

Mamma Mia Pizza618 m
Mangal660 m
Summer China666 m

Nearby pubs

J.J. Moon's579 m

Nearby gyms

Highgrove Swimming Pool219 m
Grosvenor Vale1.1 km
Food hygiene (5-star)55% of 44

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

108 REALTY LTD
BEST LONDON REMOVALS LTD
BL REMOVALS LTD
CHELSTON PROPERTY LTD
CLEAN & TIDY LONDON LTD

+5 more

Investment

Investment grade, yield and market outlook

31

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 score20/100
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

60.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,445m
Crossrail 2 route20,084m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 32,397 nationally

1,536

Est. population

6,075/km²

57%

Employed

48%

Degree educated

£48,900

Median income

1.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

63

Community stability

Age profile

22%
13%
21%
20%
24%
Under 1822%
18–3413%
35–4921%
50–6420%
65+24%

Tenure

49%
40%
Own outright49%
Own (mortgage)40%
Private rent7%
Social rent2%
Shared ownership2%

Ethnicity

60%
23%
White British60%
White Other10%
Asian23%
Black1%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine10%
No car household9%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent7%
Social rent2%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
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)
10
Largest scheme
385 homes · RAF EASTCOTE, RAF EASTCOTE, LIME GROVE, RUISLIP, HA4 8BX
Pipeline pressure
NONE

Named schemes (500m)

41-55, 41-55, WINDMILL HILL, RUISLIP, HA4 8PY24 homes
completed
HIGHGROVE POOL OVERFLOW CAR PARK, HIGHGROVE POOL OVERFLOW CAR PARK, HUME WAY, HA424 homes
completed
2, 2, WARRENDER WAY, RUISLIP, HA4 8ED4 homes
completed
58-64, 58-64, PARK WAY, RUISLIP, HA4 8NR2 homes
completed
1, 1, YEOMANS ACRE, RUISLIP, HA4 8BW2 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 8ED

Full postcodeHA4 8ED
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.578347
Longitude-0.411178
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
Survey