Ruislip Manor · Hillingdon · Uxbridge and South Ruislip constituency · 51.57332, -0.41411

HA4 8FU— Ruislip Manor, Hillingdon

Location and area intelligence for HA4 8FU, Ruislip Manor, Hillingdon

The practical family move

 

Schools 100%Safety 80/100Transport 39/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
57
Safety
80
Schools
60
Transport
39
Environment
44
Investment
39

The bottom line

HA4 8FU 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 8FU

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+2.0% vs London avg

Deep-dive guides for HA4 8FU

🛡️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🔒 Very Safe

“The practical family move”

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How HA4 8FU 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 · 6 min walk

KS2: 105.2

—

Secondary

Bishop Ramsey Church of England School

Not yet inspected · Inspected Nov 2024 · 9 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

McMillan Nursery School

Good · 80 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.5 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-12% vs borough

Crime by type

Other33%
Violence & sexual offences28%
Anti-social behaviour14%
Vehicle crime13%
Burglary6%
Drug offences3%
Theft2%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 2.0km

Crime is +2% above 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 build100.0%
Price per m²£6,715/m²
Price per ft²£624/ft²
Avg floor area41.7 m²

EPC breakdown

B
1%
C
5%
D
12%
E
6%

Based on 24 properties · Confidence: medium

Street mix

Flat 100%

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£104,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2022
WallsAverage thermal transmittance 0.34 W/m²K
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2022–2024 · CAGR

+-4.6%

Total change

-9%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.8%

per year

Acceleration

-4.44

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £300k–£350k · 22 sales

Property Type Mix

Total: 22 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2022–2023£321k£314k-2.3%10
Current market2024–2024£293k£293k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.4% alpha

Flat/maisonette-2.4% α
Local
-4.6%
District
-2.2%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Ruislip Manor Underground StationPiccadilly line
1 min walk
South Ruislip

Nearby stations

Ruislip Manor Underground StationPiccadilly · Metropolitan
1 min walk
Ruislip Underground StationPiccadilly · Metropolitan
7 min walk
Eastcote Underground StationMetropolitan · Piccadilly
15 min walk
Ruislip Gardens Underground StationCentral
18 min walk
West Ruislip Underground StationCentral
21 min walk
No bus stops within 400m

24

Walkability score

69

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

12

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)76
Nearest car park38m
Santander docks (800m)0
Nearest cycle dock13.4 km

Nearby car parks

🅿️
Pembroke Gardens· yes
38m
🅿️
Ruislip Underground Station Car Park
372m
🅿️
Kingsend North Car Park35 spaces· yes
667m
🅿️
Waitrose Car Park· yes
730m
🅿️
Kingsend South Car Park· yes
790m

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: 18.2 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 37%
Below average green space

Nearest SSSI: Ruislip Woods SSSI — 2.7 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

9 min walk

81%

Recommend GP

81%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalMount Vernon · 5.2 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketAldi · 1.2 km
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

294m

Post office

Nearby shops

Budgens160 m

Nearby cafes

Vito's Cafe577 m
Jurassic Perk629 m
Red Onion665 m
Caffè Nero710 m

Nearby restaurants

Mamma Mia Pizza83 m
Mangal129 m
Summer China136 m
Wok Chi580 m

Nearby pubs

J.J. Moon's54 m
The Crock of Gold572 m

Nearby gyms

Grosvenor Vale467 m
Highgrove Swimming Pool802 m
Food hygiene (5-star)48% of 58

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

PEMBROKE ELECTRICAL SERVICES LTD
REGALIUM PHARMA LIMITED

Investment

Investment grade, yield and market outlook

39

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

Rental market

High

Demand

Low

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

56.6

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,422m
Crossrail 2 route20,133m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,610 nationally

1,834

Est. population

4,994/km²

57%

Employed

41%

Degree educated

£48,900

Median income

4.3%

Claimant rate

Inner cityMedium densityEstablished mixed

44

Community stability

Age profile

21%
20%
21%
20%
18%
Under 1822%
18–3420%
35–4921%
50–6420%
65+18%

Tenure

28%
28%
30%
Own outright28%
Own (mortgage)28%
Private rent30%
Social rent12%
Shared ownership2%

Ethnicity

50%
18%
17%
White British50%
White Other19%
Asian18%
Black4%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine17%
No car household27%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent30%
Social rent12%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
13
Local approval rate
80%
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)
6
Largest scheme
83 homes · 32 - 46, 32 - 46, PEMBROKE ROAD, RUISLIP, HA4 8NE
Pipeline pressure
NONE

Named schemes (500m)

WINDMILL P.H., WINDMILL P.H., WINDMILL HILL, PEMBROKE ROAD, RUISLIP, HA4 8NN39 homes
completed
41-55, 41-55, WINDMILL HILL, RUISLIP, HA4 8PY24 homes
completed
106 PEMBROKE ROAD, RUISLIP23 homes
completed
VICTORIA HALL, VICTORIA HALL, DULVERTON ROAD, RUISLIP, HA4 9AD8 homes
completed
69 - 77, 69 - 77, PARK WAY, HA48 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
31.4%
Ward turnout
42%
Election year
2022
MP
Danny Beales (Labour)
MP majority
7,581
Constituency
Ruislip, Northwood and Pinner

Councillors

Susan Catherine O'BrienConservative
Douglas Stuart MillsConservative

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Key facts for HA4 8FU

Full postcodeHA4 8FU
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip Manor
Latitude51.573315
Longitude-0.414110
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