Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.57426, -0.42425

HA4 8JB— Ruislip, Hillingdon

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

The practical family move

 

Schools 100%Safety 73/100Transport 33/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
64
Safety
73
Schools
100
Transport
33
Environment
45
Investment
43

The bottom line

HA4 8JB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 63 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 8JB

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+71.0% vs London avg

Deep-dive guides for HA4 8JB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The practical family move”

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How HA4 8JB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Sacred Heart Catholic Primary School

Outstanding · Inspected Jun 2024 · 9 min walk

KS2: 107.7

—

Secondary

Bishop Ramsey Church of England School

Not yet inspected · Inspected Nov 2024 · 14 min walk

P8: +0.20A8: 54.1

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 80 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

111.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+48% vs borough

Crime by type

Other39%
Anti-social behaviour19%
Violence & sexual offences18%
Robbery6%
Vehicle crime6%
Burglary5%
Drug offences4%
Theft4%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Ruislip Fire Station (G32) · 1.8km

Crime is +71% above London average

Property

12 Jun

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£6,399/m²
Price per ft²£594/ft²
Avg floor area55 m²

EPC breakdown

C
5%
D
11%
E
6%
F
1%

Based on 23 properties · Confidence: medium

Street mix

Flat 43%Other 57%

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£137,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2022 · CAGR

+5.9%

Total change

+277%

Market Activity

Price Velocity & Acceleration

Current Velocity

+164.4%

per year

Acceleration

+121.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£73k£73k+0%1
Post-dot-com plateau2002–2002£104k£104k+0%1
Rate-rise correction2022–2022£275k£275k+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
4.3 min walk
West Ruislip

Nearby stations

Ruislip Underground StationPiccadilly · Metropolitan
5 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
10 min walk
West RuislipNational Rail
13 min walk
West Ruislip Underground StationCentral
13 min walk
Ruislip Gardens Underground StationCentral
22 min walk
No bus stops within 400m

39

Walkability score

139

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)104
Nearest car park115m
Santander docks (800m)0
Nearest cycle dock14.1 km

Nearby car parks

🅿️
Kingsend North Car Park35 spaces· yes
197m
🅿️
Kingsend South Car Park· yes
343m
🅿️
Waitrose Car Park· yes
351m
🅿️
Saint Martins Approach Car Park
431m
🅿️
Ruislip Underground Station Car Park
436m
🅿️
Pembroke Gardens· yes
711m

Connectivity

Broadband and mobile coverage

100%

Full fibre

61%

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 18.9 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 43%
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

0 min walk

6

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 4.8 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

19

Restaurants (800m)

8

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.8 km
1 tennis courts1 swimming pools

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

951m

Post office

Nearby cafes

Costa34 m
GAIL's52 m
Caffè Nero54 m
Red Onion55 m

Nearby restaurants

Granero Lounge22 m
PizzaExpress62 m
Khokho Kitchen and Bar77 m
German Doner Kebab106 m

Nearby pubs

The Crock of Gold235 m
The Hop & Vine276 m
J.J. Moon's765 m

Nearby gyms

Grosvenor Vale756 m

Nearby health

Damira Dental Studios379 m
St Martin's Medical Center383 m
Food hygiene (5-star)66% of 79

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ATESOGLU CONSULTANCY LTD
BARTONMEAD LIMITED
FAIRBRIGHT MANAGEMENT LIMITED
MARLOW COURT RUISLIP FREEHOLD MANAGEMENT LIMITED
REIS RESTAURANTS LTD

Investment

Investment grade, yield and market outlook

43

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

55.5

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,115m
Crossrail 2 route20,840m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,934 nationally

2,188

Est. population

5,226/km²

64%

Employed

52%

Degree educated

£48,900

Median income

3.5%

Claimant rate

Inner cityMedium densityEstablished mixed

39

Community stability

Age profile

17%
25%
21%
18%
19%
Under 1817%
18–3425%
35–4921%
50–6418%
65+19%

Tenure

29%
24%
41%
Own outright29%
Own (mortgage)24%
Private rent41%
Social rent6%
Shared ownership1%

Ethnicity

43%
20%
26%
White British43%
White Other20%
Asian26%
Black2%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine12%
No car household29%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent41%
Social rent6%

vs. London

Income vs London+16.4%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
23
Planning apps (12 months)
13
Planning apps (3 years)
11
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)
8
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
LYON COURT AND 28-30, LYON COURT AND 28-30, PEMBROKE RAOD, RUISLIP, HA4 8NE61 homes
completed
FORMER SAINSBURY BUILDING, 8-10, FORMER SAINSBURY BUILDING, 8-10, ICKENHAM ROAD, HA444 homes
completed
LAND AT FORMER ELECTRICITY STATION SITE, LAND AT FORMER ELECTRICITY STATION SITE, WOOD LANE, HA441 homes
completed
1, 1, Station Approach, Ruislip, HA4 8LF40 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 8JB

Full postcodeHA4 8JB
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.574261
Longitude-0.424250
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