Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.57557, -0.42139

HA4 8HB— Ruislip, Hillingdon

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 32/100Low yield 3.26%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
69
Safety
82
Schools
60
Transport
32
Environment
47
Investment
45

The bottom line

HA4 8HB 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: 63 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 8HB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.4% vs London avg
vs London crime-10.0% vs London avg

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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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How HA4 8HB 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 · 11 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 · 82 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.7 incidents per 1,000 residents

Better than 55% of London
→ Stable

-22% vs borough

Crime by type

Other26%
Anti-social behaviour24%
Violence & sexual offences14%
Vehicle crime13%
Burglary12%
Drug offences6%
Robbery5%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 2.2km

Crime is 10% below London average

Property

Prices, sales volume and market trends

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)
RoofPitched, 100 mm loft insulation
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

1999–2022 · CAGR

+6%

Total change

+282%

Market Activity

Price Velocity & Acceleration

Current Velocity

+104.2%

per year

Acceleration

+97.24

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Semi-detached100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£198k£198k+0%1
Post-dot-com plateau2003–2003£346k£346k+0%1
Pre-crash peak2007–2007£370k£370k+0%1
Rate-rise correction2022–2022£756k£756k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
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

34

Walkability score

83

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

17

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)104
Nearest car park348m
Santander docks (800m)0
Nearest cycle dock14.0 km

Nearby car parks

🅿️
Kingsend North Car Park35 spaces· yes
373m
🅿️
Ruislip Underground Station Car Park
425m
🅿️
Saint Martins Approach Car Park
458m
🅿️
Waitrose Car Park· yes
529m
🅿️
Kingsend South Car Park· yes
545m
🅿️
Pembroke Gardens· yes
576m

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 AONB19% green spaceTree canopy: 70%
Above average green space

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

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

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% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

18

Restaurants (800m)

8

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.6 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)

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)63% of 79

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

45

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

50.8

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,984m
Crossrail 2 route20,684m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

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

19%
15%
15%
25%
26%
Under 1819%
18–3415%
35–4915%
50–6425%
65+26%

Tenure

54%
34%
Own outright54%
Own (mortgage)34%
Private rent7%
Social rent5%
Shared ownership0%

Ethnicity

72%
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 rent7%
Social rent5%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
15
Planning apps (12 months)
15
Planning apps (3 years)
11
Local approval rate
87%
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)
5
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
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

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 8HB

Full postcodeHA4 8HB
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.575571
Longitude-0.421391
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