Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.57465, -0.41683

HA4 8HL— Ruislip, Hillingdon

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

The practical family move

 

Schools 100%Safety 80/100Transport 36/100Low yield 3.26%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
61
Safety
80
Schools
60
Transport
36
Environment
45
Investment
50

The bottom line

HA4 8HL 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: 60 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 8HL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+16.4% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for HA4 8HL

🛡️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 8HL 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 · 4 min walk

KS2: 105.2

—

Secondary

Bishop Ramsey Church of England School

Not yet inspected · Inspected Nov 2024 · 9 min walk

P8: +0.20A8: 54.1

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 81 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.5 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-12% vs borough

Crime by type

Other33%
Violence & sexual offences28%
Anti-social behaviour14%
Vehicle crime13%
Burglary6%
Drug offences3%
Theft2%
Robbery1%

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 · 2.1km

Crime is +2% above London average

Property

Prices, sales volume and market trends

Avg floor area95.8 m²

EPC breakdown

C
6%
D
7%
E
4%
F
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 35%Detached 60%Flat 5%

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£239,500
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, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+10.7%

Total change

+1320%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.6%

per year

Acceleration

+1.98

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £700k+ · 20 sales

Property Type Mix

Total: 20 sales

Detached60%
Semi-detached35%
Flat/maisonette5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£50k£250k+399.9%1.2
Pre-crash peak2005–2006£350k£363k+3.6%1.5
GFC & correction2010–2011£325k£555k+71%1
Help-to-Buy recovery2013–2016£545k£395k-27.5%1.2
Brexit uncertainty2019–2019£625k£625k+0%3
Pandemic surge2020–2021£660k£710k+7.6%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0.1% alpha

Detached+0.1% α
Local
6.2%
District
6.1%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Ruislip Manor Underground StationPiccadilly line
3.7 min walk
West Ruislip

Nearby stations

Ruislip Manor Underground StationPiccadilly · Metropolitan
4 min walk
Ruislip Underground StationPiccadilly · Metropolitan
6 min walk
Eastcote Underground StationMetropolitan · Piccadilly
17 min walk
West RuislipNational Rail
19 min walk
West Ruislip Underground StationCentral
20 min walk
No bus stops within 400m

20

Walkability score

49

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★60 min
Victoria63 min ↑
Waterloo63 min ↑
Canary Wharf70 min ↑
City69 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 park260m
Santander docks (800m)0
Nearest cycle dock13.6 km

Nearby car parks

🅿️
Pembroke Gardens· yes
260m
🅿️
Ruislip Underground Station Car Park
330m
🅿️
Kingsend North Car Park35 spaces· yes
528m
🅿️
Waitrose Car Park· yes
635m
🅿️
Kingsend South Car Park· yes
683m
🅿️
Saint Martins Approach Car Park
785m

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: 18.4 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 2.4 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

7 min walk

6

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 5.0 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

62

Parks (1km)

14

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: J.J. Moon's (285 m)

Nearest supermarketAldi · 1.3 km
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

531m

Post office

Nearby shops

Budgens400 m

Nearby cafes

Vito's Cafe445 m
Jurassic Perk456 m
Red Onion479 m
Caffè Nero528 m

Nearby restaurants

Mamma Mia Pizza323 m
Mangal369 m
Summer China375 m
Melisi440 m

Nearby pubs

J.J. Moon's285 m
The Crock of Gold444 m
The Hop & Vine711 m

Nearby gyms

Grosvenor Vale582 m
Highgrove Swimming Pool787 m

Nearby health

Damira Dental Studios621 m
St Martin's Medical Center665 m
Food hygiene (5-star)54% of 85

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

A

High street health

Registered businesses

DAD'S GARAGE BY PAULO LTD
IMHO TECHNOLOGIES LIMITED

Investment

Investment grade, yield and market outlook

50

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

35

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,652m
Crossrail 2 route20,353m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,610 nationally

1,834

Est. population

4,994/km²

57%

Employed

41%

Degree educated

£48,900

Median income

4.3%

Claimant rate

Inner cityMedium densityEstablished mixed

44

Community stability

Age profile

21%
20%
21%
20%
18%
Under 1822%
18–3420%
35–4921%
50–6420%
65+18%

Tenure

28%
28%
30%
Own outright28%
Own (mortgage)28%
Private rent30%
Social rent12%
Shared ownership2%

Ethnicity

50%
18%
17%
White British50%
White Other19%
Asian18%
Black4%
Mixed7%
Other3%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine17%
No car household27%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent30%
Social rent12%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
5
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
77%
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)

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
WINDMILL P.H., WINDMILL P.H., WINDMILL HILL, PEMBROKE ROAD, RUISLIP, HA4 8NN39 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
41-55, 41-55, WINDMILL HILL, RUISLIP, HA4 8PY24 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 8HL

Full postcodeHA4 8HL
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.574647
Longitude-0.416834
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