Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.57647, -0.42005

HA4 8GY— Ruislip, Hillingdon

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

The family fortress

 

Schools 100%Safety 86/100Transport 26/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
68
Safety
86
Schools
60
Transport
26
Environment
50
Investment
33

The bottom line

HA4 8GY offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers 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 8GY

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 8GY

🛡️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 8GY 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 · 5 min walk

KS2: 105.2

—

Secondary

Bishop Ramsey Church of England School

Not yet inspected · Inspected Nov 2024 · 10 min walk

P8: +0.20A8: 54.1

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 83 min walk

1 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: Ruislip Fire Station (G32) · 1.8km

Crime is 52% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,465/m²
Price per ft²£415/ft²
Avg floor area177.9 m²

EPC breakdown

B
3%
C
9%
D
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 7%Terraced 7%Detached 87%

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£444,750
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
RoofPitched, insulated (assumed)
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

2010–2025 · CAGR

+0.5%

Total change

+8%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.8%

per year

Acceleration

-1.46

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £600k–£700k · 31 sales

Property Type Mix

Total: 31 sales

Detached87.1%
Semi-detached6.5%
Terraced6.5%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2010–2012£720k£234k-67.5%7.3
Help-to-Buy recovery2015–2016£1.03m£920k-10.7%1.5
Brexit uncertainty2018–2018£980k£980k+0%2
Pandemic surge2021–2021£495k£495k+0%1
Rate-rise correction2023–2023£625k£625k+0%1
Current market2025–2025£780k£780k+0%2

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-0.9% alpha

Detached-0.9% α
Local
3.9%
District
4.8%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
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 Underground StationPiccadilly line
6.9 min walk
West Ruislip

Nearby stations

Ruislip Underground StationPiccadilly · Metropolitan
7 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
8 min walk
West RuislipNational Rail
18 min walk
West Ruislip Underground StationCentral
18 min walk
Eastcote Underground StationMetropolitan · Piccadilly
20 min walk
No bus stops within 400m

21

Walkability score

15

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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)76
Nearest car park482m
Santander docks (800m)0
Nearest cycle dock13.9 km

Nearby car parks

🅿️
Ruislip Underground Station Car Park
498m
🅿️
Saint Martins Approach Car Park
504m
🅿️
Kingsend North Car Park35 spaces· yes
505m
🅿️
Pembroke Gardens· yes
561m
🅿️
Waitrose Car Park· yes
657m
🅿️
Kingsend South Car Park· yes
678m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed123 Mbps
Median download173 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: 18.7 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 13%
More green space than 84% of London

Nearest SSSI: Ruislip Woods SSSI — 2.1 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

ST MARTINS MEDICAL CENTRE

21 EASTCOTE ROAD, HA4 8BE

4 min walk

72%

Recommend GP

72%

Overall GP experience

5

GPs within 1km

8

Dentists within 1km

Nearest hospitalMount Vernon · 4.7 km
Nearest A&ETHE 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

85

Parks (1km)

16

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crock of Gold (464 m)

Nearest supermarketAldi · 1.5 km
1 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

832m

Post office

Nearby shops

Budgens701 m

Nearby cafes

Red Onion377 m
GAIL's387 m
Jurassic Perk390 m
Costa415 m

Nearby restaurants

Granero Lounge373 m
Khokho Kitchen and Bar382 m
Ruislip Tandoori397 m
Melisi418 m

Nearby pubs

The Crock of Gold464 m
The Hop & Vine468 m
J.J. Moon's583 m

Nearby gyms

Grosvenor Vale820 m

Nearby health

Damira Dental Studios328 m
St Martin's Medical Center375 m
Food hygiene (5-star)63% of 80

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
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

AARMADILLO LIMITED
ARAAB CONSULTING LIMITED
ARV PROPERTY LIMITED
GODRIVE AUTOMOTIVE LTD
J K INVESTMENTS LONDON LTD

+4 more

Investment

Investment grade, yield and market outlook

33

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 score24/100
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

8/100

Velocity score

Future outlook

59

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,934m
Crossrail 2 route20,620m

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)
16
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
10
Local approval rate
85%
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
94 homes · TIMES HOUSE, TIMES HOUSE, STATION APPROACH, HA4
Pipeline pressure
NONE

Named schemes (500m)

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
1, 1, Station Approach, Ruislip, HA4 8LF40 homes
completed
BISHOP RAMSEY CHURCH OF ENGLAND SCHOOOL (LOWER SITE), BISHOP RAMSEY CHURCH OF ENGLAND SCHOOOL (LOWER SITE), EASTCOTE ROAD, RUISLIP, HA4 8DJ35 homes
completed
Pembroke House, 5 - 9, Pembroke House, 5 - 9, Pembroke Road, HA4 8NQ11 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 8GY

Full postcodeHA4 8GY
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.576470
Longitude-0.420046
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