Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.57647, -0.42168

HA4 8HD— Ruislip, Hillingdon

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

The family fortress

 

Schools 100%Safety 82/100Transport 26/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
67
Safety
82
Schools
60
Transport
26
Environment
48
Investment
33

The bottom line

HA4 8HD 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 8HD

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-10.0% vs London avg

Deep-dive guides for HA4 8HD

🛡️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 8HD 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 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 83 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: Ruislip Fire Station (G32) · 1.7km

Crime is 10% below 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 build0.0%
Price per m²£7,821/m²
Price per ft²£727/ft²
Avg floor area88 m²

EPC breakdown

C
20%
D
22%
E
3%
F
1%

Based on 46 properties · Confidence: high

Street mix

Terraced 78%Detached 22%

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£220,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 300 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

2001–2025 · CAGR

+3.8%

Total change

+147%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.9%

per year

Acceleration

-6.74

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £350k–£400k · 9 sales

Property Type Mix

Total: 9 sales

Detached22.2%
Terraced77.8%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£283k£308k+8.6%1
Pre-crash peak2005–2005£310k£310k+0%1
GFC & correction2008–2012£391k£428k+9.5%1
Help-to-Buy recovery2013–2014£397k£620k+56.2%1
Pandemic surge2021–2021£680k£680k+0%1
Current market2025–2025£700k£700k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position75

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
6.8 min walk
West Ruislip

Nearby stations

Ruislip Underground StationPiccadilly · Metropolitan
7 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
9 min walk
West RuislipNational Rail
17 min walk
West Ruislip Underground StationCentral
17 min walk
Eastcote Underground StationMetropolitan · Piccadilly
21 min walk
No bus stops within 400m

29

Walkability score

56

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

15

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)76
Nearest car park396m
Santander docks (800m)0
Nearest cycle dock14.0 km

Nearby car parks

🅿️
Saint Martins Approach Car Park
396m
🅿️
Kingsend North Car Park35 spaces· yes
459m
🅿️
Ruislip Underground Station Car Park
525m
🅿️
Waitrose Car Park· yes
617m
🅿️
Kingsend South Car Park· yes
628m
🅿️
Pembroke Gardens· yes
647m

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 AONB21% green spaceTree canopy: 10%
More green space than 76% 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

3 min walk

72%

Recommend GP

72%

Overall GP experience

6

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 4.7 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

82

Parks (1km)

18

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 Hop & Vine (356 m)

Nearest supermarketAldi · 1.6 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)

916m

Post office

Nearby shops

Budgens791 m

Nearby cafes

GAIL's298 m
Red Onion313 m
Garlands Patisserie320 m
Costa336 m

Nearby restaurants

Granero Lounge300 m
Khokho Kitchen and Bar324 m
KFC332 m
Ruislip Kebab337 m

Nearby pubs

The Hop & Vine356 m
The Crock of Gold438 m
J.J. Moon's677 m

Nearby gyms

Grosvenor Vale859 m

Nearby health

Damira Dental Studios230 m
St Martin's Medical Center273 m
Food hygiene (5-star)65% of 75

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

BEAUTY PRIMA LIMITED
LEVITIN MUSIC SOLUTIONS LIMITED

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

60.1

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,039m
Crossrail 2 route20,729m

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

SuburbanMedium 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
Yes
Article 4 area
Yes
Listed buildings (800m)
20
Planning apps (12 months)
16
Planning apps (3 years)
10
Local approval rate
88%
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
130, 130, High Street, HA4 8LP19 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 8HD

Full postcodeHA4 8HD
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.576465
Longitude-0.421677
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