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HA4 8FX

Aitken Close · Eastcote · Hillingdon

HA4 8FX is in Eastcote, Hillingdon — exceptional school provision — 100% Good or Outstanding.

Property prices average £270k (median).

Median price: £270k · Nearest tube: Ruislip Manor Underground Station, 13.8 min

Best for:FamiliesOwner-occupiers
Less ideal for:Car-free commuters
54
i
Liveability
N/A
i
Safety
42
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Transport
56
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Environment
37
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Amenity
80
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Property
London liveability rank15th percentile in London
OverallAverage
InvestmentStrong
RiskLow
Suburban · Medium density
Updated 29 May 2026
Compare HA4 8FX with…
HA4 8FX
54Liveability
42Transport
£270kAvg price

Deep-dive guides for HA4 8FX

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

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At a glance

  • 📍HA4 8FX is in Eastcote, Hillingdon — exceptional school provision — 100% Good or Outstanding.
  • 🏠Property prices average £270k (median).
  • 👤Best for: Families, Owner-occupiers · Less ideal for: Car-free commuters
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Property

1 May

Prices, sales volume and market trends

⚠️

Low transaction volume — only 3 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£270,000

Median sale price

-10.0%

This year

Flat

Dominant type

Price history

5-year change
+71.4%
Sales (24 months)3
New build0.0%
Avg flat£270,000
Price per m²£5,732/m²
Avg floor area47.1 m²

EPC breakdown

B
32%
C
3%

Based on 35 properties · Confidence: high

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

Stamp duty

Standard buyer£1,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,100

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

5.9×

Price-to-income

£1,351/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£117,750
Rebuild cost per m²£2,500/m²

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

Construction eraNO DATA!
WallsAverage thermal transmittance 0.27 W/m?K
Heating fuelmains gas - this is for backwards compatibility only and should not be used
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,284
Price growth potentialModerate

Stamp Duty & Affordability Calculator

Stamp duty on median price (£270,000)

£1,000

Standard buyer

£0

First-time buyer

Save £1,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Investment

Rental yield, rent and gentrification

64

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent£1,350
Gross yield6.00% (high)
Gentrification score38/100
Sales last 12 months1

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

8/100

Velocity score

Future outlook

Moderate

Price growth potential

Low

Development pressure

Low

New supply risk

Safety

Crime rates and local incidents

Crime data not available for this postcode.

Transport

1 May

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
🚇
Ruislip Manor Underground StationMetropolitan line
13.8 min walk
🚂
South Ruislip

Nearby stations

🚇
Eastcote Underground StationMetropolitan · Piccadilly
13 min walk
🚇
Ruislip Manor Underground StationPiccadilly · Metropolitan
15 min walk
🚇
Ruislip Underground StationPiccadilly · Metropolitan
21 min walk
🚇
Northwood Hills Underground StationMetropolitan
24 min walk
🚇
Pinner Underground StationMetropolitan
26 min walk
🚌No bus stops within 400m

58

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

63 min

London Bridge

71 min

Victoria

62 min

Waterloo ★

69 min

Canary Wharf

62 min

City

Source: TfL Journey Planner (sector-level)

Location

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Coteford Infant School

Not yet inspected · 3 min walk

—

Secondary

Bishop Ramsey Church of England School

Not yet inspected · 6 min walk

P8: +0.20A8: 54.1

100% of local schools rated Good or Outstanding

Childcare

Childcare

Hillview Nursery School

Not inspected · 55 min walk

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

Environment

22 Apr

Flood risk, air quality and noise

Flood riskLOW
Low
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 36.0 µg/m³ · PM2.5: 10.0 µg/m³
NoiseLOW
none
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.2 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 10%

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

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Health

GP, dental and hospital access

THE DEVONSHIRE LODGE PRACTICE

2A ABBOTSBURY GARDENS, HA5 1TG

10 min walk

77%

Recommend GP

77%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalMount Vernon · 4.5 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 7.4 km
A&E 4hr targetNHS target: 95%57.6%

Demographics

22 Apr

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Rank: 18,387 nationally

2,497

Est. population

5,467/km²

62%

Employed

47%

Degree educated

£46,000

Median income

3.9%

Claimant rate

SuburbanMedium densityEstablished mixed

50

Community stability

Age profile

Under 1824%
18–3421%
35–4923%
50–6417%
65+15%

Tenure

Own outright29%
Own (mortgage)31%
Private rent18%
Social rent20%
Shared ownership2%
Rent free0%

Ethnicity

White British50%
White Other12%
Asian23%
Black6%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine14%
No car household18%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent 18%Social rent 20%

vs. London

Income vs London+9.5%
Price vs London-48.1%

Politics

Local councillors and MP

Ward majorityConservative
Ward majority vote21.7%
Ward turnout42%
Election year2022
MPDavid Simmonds (Conservative)
MP majority7,581
ConstituencyRuislip, Northwood and Pinner

Councillors

Nick DenysConservative
Becky HaggarConservative
Ian Kevin EdwardsConservative

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketAldi · 728 m
2 tennis courts1 swimming pools1 sports halls

1

Libraries (1km)

0

Cinemas (2km)

767m

Post office

Nearby shops

Budgens140 m
Tesco Express776 m

Nearby cafes

The Garden Cafe493 m

Nearby restaurants

Perfect Pizza591 m
Virundhu663 m
The Woodman683 m
Royal752 m

Nearby pubs

The Case Is Altered665 m
The Ascott708 m
Geo Bar800 m
Champers883 m

Nearby gyms

Highgrove Swimming Pool411 m

Nearby pharmacies

Boots814 m
Food hygiene (5-star)56% of 25

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