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HA4 8HB

Midcroft · Ruislip · Hillingdon

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

Nearest tube: Ruislip Underground Station, 5.6 min

Best for:FamiliesOwner-occupiers
76
i
Liveability
N/A
i
Safety
60
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Transport
49
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Environment
78
i
Amenity
100
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Property
London liveability rankTop 13% in London
OverallGood
InvestmentNeutral
RiskLow
Inner city · Medium density
Updated 29 May 2026
Compare HA4 8HB with…
HA4 8HB
76Liveability
60Transport

Deep-dive guides for HA4 8HB

🛡️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 8HB is in Ruislip, Hillingdon — exceptional school provision — 100% Good or Outstanding.
  • 👤Best for: Families, Owner-occupiers
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Property

Prices, sales volume and market trends

⚠️

Low transaction volume — very few sales recorded. Price figures may not reflect the wider area. Treat with caution.

Avg floor area92.3 m²

EPC breakdown

D
1%
E
3%

Based on 4 properties · Confidence: low

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£230,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,700
Price growth potentialLow

Investment

Rental yield, rent and gentrification

41

Investment score

Moderate

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

Low gross yield (2.79%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent£1,350
Gross yield2.79% (low)
Gentrification score25/100

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

Low

Price growth potential

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 3

Moderate

1a
1b
2
3
4
5
6a
6b
🚇
Ruislip Underground StationPiccadilly line
5.6 min walk
🚂
West Ruislip

Nearby stations

🚇
Ruislip Underground StationPiccadilly · Metropolitan
6 min walk
🚇
Ruislip Manor Underground StationPiccadilly · Metropolitan
8 min walk
🚂
West RuislipNational Rail
16 min walk
🚇
West Ruislip Underground StationCentral
16 min walk
🚇
Eastcote Underground StationMetropolitan · Piccadilly
21 min walk
🚌No bus stops within 400m

73

Walkability score

83

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

Warrender Primary School

Not yet inspected · 6 min walk

KS2: 105.2

—

Secondary

Bishop Ramsey Church of England School

Not yet inspected · 11 min walk

P8: +0.20A8: 54.1

100% of local schools rated Good or Outstanding

Childcare

★★

Childcare

McMillan Nursery School

Good · 82 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: 18.8 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%

Nearest SSSI: Ruislip Woods SSSI — 2.2 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

PES@SPECSAVERS RUISLIP, NWL

116-118 HIGH STREET, HA4 8LS

3 min walk

6

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 4.8 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.2 km
A&E 4hr targetNHS target: 95%57.6%

Demographics

22 Apr

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Rank: 31,550 nationally

1,329

Est. population

3,543/km²

57%

Employed

44%

Degree educated

£48,900

Median income

1.8%

Claimant rate

Inner cityMedium densityOwner occupiers / families

64

Community stability

Age profile

Under 1819%
18–3415%
35–4915%
50–6425%
65+26%

Tenure

Own outright54%
Own (mortgage)34%
Private rent7%
Social rent5%
Shared ownership0%

Ethnicity

White British72%
White Other11%
Asian11%
Black0%
Mixed3%
Other4%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine10%
No car household8%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent 7%Social rent 5%

vs. London

Income vs London+16.4%

Politics

Local councillors and MP

Ward majorityConservative
Ward majority vote23.0%
Ward turnout42%
Election year2022
MPDanny Beales (Labour)
MP majority7,581
ConstituencyRuislip, Northwood and Pinner

Councillors

Philip Nigel CorthorneConservative
John RileyConservative
Peter William SmallwoodConservative

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

18

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.6 km
1 tennis courts1 swimming pools1 sports halls

1

Libraries (1km)

0

Cinemas (2km)

841m

Post office

Nearby shops

Budgens722 m

Nearby cafes

Red Onion240 m
Jurassic Perk256 m
GAIL's257 m
Costa280 m

Nearby restaurants

Granero Lounge236 m
Khokho Kitchen and Bar246 m
Ruislip Tandoori264 m
Melisi290 m

Nearby pubs

The Crock of Gold343 m
The Hop & Vine380 m
J.J. Moon's613 m

Nearby gyms

Grosvenor Vale761 m

Nearby health

Damira Dental Studios311 m
St Martin's Medical Center347 m
Food hygiene (5-star)66% of 74

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