Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.57415, -0.42218

HA4 8EX— Ruislip, Hillingdon

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

The practical family move

 

Schools 100%Safety 73/100Transport 34/100Low yield 3.26%

Best for: Families

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

Liveability
64
Safety
73
Schools
100
Transport
34
Environment
43
Investment
54

The bottom line

HA4 8EX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 8EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.4% vs London avg
vs London crime+71.0% vs London avg

Deep-dive guides for HA4 8EX

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

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“The practical family move”

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How HA4 8EX 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 · 9 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 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 80 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

111.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+48% vs borough

Crime by type

Other39%
Anti-social behaviour19%
Violence & sexual offences18%
Robbery6%
Vehicle crime6%
Burglary5%
Drug offences4%
Theft4%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 2.0km

Crime is +71% above London average

Property

Prices, sales volume and market trends

Avg floor area150.5 m²

EPC breakdown

C
1%
D
6%
E
3%

Based on 10 properties · Confidence: medium

Street mix

Semi 67%Detached 33%

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£376,250
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)
RoofPitched, 100 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

1997–2023 · CAGR

+4.7%

Total change

+230%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.1%

per year

Acceleration

-18.15

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £350k–£400k · 18 sales

Property Type Mix

Total: 18 sales

Detached33.3%
Semi-detached66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£285k£245k-14%1
Post-dot-com plateau2001–2004£370k£414k+11.8%1.3
Pre-crash peak2005–2007£395k£465k+17.7%1.5
Help-to-Buy recovery2014–2016£714k£745k+4.3%1
Brexit uncertainty2019–2019£780k£780k+0%3
Pandemic surge2021–2021£930k£930k+0%1
Rate-rise correction2023–2023£940k£940k+0%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Semi-detached+0.1% α
Local
4.3%
District
4.2%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
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
3.7 min walk
West Ruislip

Nearby stations

Ruislip Underground StationPiccadilly · Metropolitan
4 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
8 min walk
West RuislipNational Rail
15 min walk
West Ruislip Underground StationCentral
15 min walk
Ruislip Gardens Underground StationCentral
21 min walk
No bus stops within 400m

37

Walkability score

118

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

16

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)104
Nearest car park186m
Santander docks (800m)0
Nearest cycle dock14.0 km

Nearby car parks

🅿️
Kingsend North Car Park35 spaces· yes
208m
🅿️
Ruislip Underground Station Car Park
319m
🅿️
Waitrose Car Park· yes
362m
🅿️
Kingsend South Car Park· yes
381m
🅿️
Saint Martins Approach Car Park
521m
🅿️
Pembroke Gardens· yes
568m

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: 18.8 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Ruislip Woods SSSI — 2.3 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

PES@SPECSAVERS RUISLIP, NWL

116-118 HIGH STREET, HA4 8LS

2 min walk

6

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 4.9 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

78

Parks (1km)

18

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.7 km
1 tennis courts1 swimming pools1 sports halls

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)

813m

Post office

Nearby shops

Budgens713 m

Nearby cafes

Jurassic Perk95 m
Red Onion105 m
Caffè Nero154 m
Costa170 m

Nearby restaurants

Khokho Kitchen and Bar98 m
Ruislip Tandoori101 m
Melisi123 m
Granero Lounge124 m

Nearby pubs

The Crock of Gold179 m
The Hop & Vine391 m
J.J. Moon's621 m

Nearby gyms

Grosvenor Vale653 m

Nearby health

Damira Dental Studios419 m
St Martin's Medical Center440 m
Food hygiene (5-star)65% of 79

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

BPC ALLIANCE LTD
DILAWARI LIMITED
EMAXD LTD

Investment

Investment grade, yield and market outlook

54

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

46.6

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,977m
Crossrail 2 route20,698m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,934 nationally

2,188

Est. population

5,226/km²

64%

Employed

52%

Degree educated

£48,900

Median income

3.5%

Claimant rate

Inner cityMedium densityEstablished mixed

39

Community stability

Age profile

17%
25%
21%
18%
19%
Under 1817%
18–3425%
35–4921%
50–6418%
65+19%

Tenure

29%
24%
41%
Own outright29%
Own (mortgage)24%
Private rent41%
Social rent6%
Shared ownership1%

Ethnicity

43%
20%
26%
White British43%
White Other20%
Asian26%
Black2%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine12%
No car household29%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent41%
Social rent6%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
16
Planning apps (12 months)
14
Planning apps (3 years)
12
Local approval rate
86%
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)

TIMES HOUSE, TIMES HOUSE, STATION APPROACH, HA494 homes
completed
32 - 46, 32 - 46, PEMBROKE ROAD, RUISLIP, HA4 8NE83 homes
completed
LYON COURT AND 28-30, LYON COURT AND 28-30, PEMBROKE RAOD, RUISLIP, HA4 8NE61 homes
completed
FORMER SAINSBURY BUILDING, 8-10, FORMER SAINSBURY BUILDING, 8-10, ICKENHAM ROAD, HA444 homes
completed
LAND AT FORMER ELECTRICITY STATION SITE, LAND AT FORMER ELECTRICITY STATION SITE, WOOD LANE, HA441 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 8EX

Full postcodeHA4 8EX
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.574152
Longitude-0.422176
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