Eastcote · Hillingdon · Uxbridge and South Ruislip constituency · 51.57631, -0.40314

HA4 8RH— Eastcote, Hillingdon

Location and area intelligence for HA4 8RH, Eastcote, Hillingdon

The family fortress

 

Schools 100%Safety 80/100Transport 28/100Low yield 3.26%

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
80
Schools
100
Transport
28
Environment
49
Investment
43

The bottom line

HA4 8RH 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 8RH

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+18.3% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for HA4 8RH

🛡️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 8RH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Lady Bankes Primary School

Outstanding · Inspected Feb 2024 · 9 min walk

KS2: 107.5

—

Secondary

Bishop Ramsey Church of England School

Not yet inspected · Inspected Nov 2024 · 6 min walk

P8: +0.20A8: 54.1

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.4 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-11% vs borough

Crime by type

Other28%
Violence & sexual offences18%
Anti-social behaviour16%
Vehicle crime16%
Burglary8%
Theft6%
Drug offences5%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 2.5km

Crime is +4% above London average

Property

Prices, sales volume and market trends

Avg floor area120.5 m²

EPC breakdown

D
2%

Based on 2 properties · Confidence: very_low

Street mix

Semi 71%Detached 29%

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£301,250
Rebuild cost per m²£2,500/m²

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

Council tax band Band EAnnual charge £2,284
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2021 · CAGR

+5.5%

Total change

+192%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.2%

per year

Acceleration

-25.51

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 7 sales

Property Type Mix

Total: 7 sales

Detached28.6%
Semi-detached71.4%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2004£250k£363k+45%1
Pre-crash peak2006–2006£270k£270k+0%1
GFC & correction2011–2011£505k£505k+0%2
Help-to-Buy recovery2015–2015£675k£675k+0%1
Pandemic surge2021–2021£730k£730k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Eastcote Underground StationMetropolitan line
4.8 min walk
South Ruislip

Nearby stations

Eastcote Underground StationMetropolitan · Piccadilly
5 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
10 min walk
Ruislip Underground StationPiccadilly · Metropolitan
18 min walk
Ruislip Gardens Underground StationCentral
23 min walk
South RuislipNational Rail
27 min walk
No bus stops within 400m

25

Walkability score

64

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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park286m
Santander docks (800m)0
Nearest cycle dock12.8 km

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 waterLOW
Low
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 13.0 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: 17.6 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 43%
More green space than 78% of London

Nearest SSSI: Ruislip Woods SSSI — 3.0 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood 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

CEDARS MEDICAL CENTRE

118 ELLIOTT AVENUE, HA4 9LZ

8 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital · 4.6 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

8

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Champers (341 m)

Nearest supermarketAldi · 425 m
7 tennis courts2 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)

370m

Post office

Nearby shops

Sainsbury's Local359 m
Tesco Express368 m
Budgens969 m

Nearby cafes

The Garden Cafe1.2 km

Nearby restaurants

Pisces329 m
Shapla330 m
Wimpy359 m
Subway359 m

Nearby pubs

Champers341 m
Geo Bar361 m
The Ascott369 m
J.J. Moon's781 m

Nearby gyms

Highgrove Swimming Pool563 m
Lowlands Tennis Club657 m

Nearby pharmacies

Boots359 m

Nearby health

Dentistry@388806 m
Food hygiene (5-star)59% of 76

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

LIME & LIME LTD
PITSLOT RACING LIMITED

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 score19/100
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

45.5

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,844m
Crossrail 2 route19,486m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,235 nationally

1,780

Est. population

6,654/km²

63%

Employed

47%

Degree educated

£49,700

Median income

2.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

54

Community stability

Age profile

20%
17%
23%
19%
20%
Under 1820%
18–3417%
35–4923%
50–6419%
65+20%

Tenure

38%
37%
21%
Own outright38%
Own (mortgage)37%
Private rent21%
Social rent3%
Shared ownership0%
Rent free0%

Ethnicity

49%
28%
White British49%
White Other13%
Asian28%
Black3%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine13%
No car household17%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent21%
Social rent4%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
15
Local approval rate
92%
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)
25
Largest scheme
83 homes · HOYLAKE GARDEN SPORTS LAND, HOYLAKE GARDEN SPORTS LAND, HOYLAKE GARDENS, HA4
Pipeline pressure
NONE

Named schemes (500m)

HOYLAKE GARDEN SPORTS LAND, HOYLAKE GARDEN SPORTS LAND, HOYLAKE GARDENS, HA483 homes
completed
150, 150, FIELD END ROAD, NORTHWOOD, HA5 1RJ45 homes
completed
146, 146, Field End Road, Eastcote, HA5 1RJ9 homes
completed
59 ELM AVENUE, 59, Elm Avenue, Eastcote, HA4 8PE6 homes
completed
7, 7, HAWTHORNE AVENUE, EASTCOTE, HA4 8SP4 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
21.7%
Ward turnout
42%
Election year
2022
MP
Danny Beales (Labour)
MP majority
7,581
Constituency
Ruislip, Northwood and Pinner

Councillors

Nick DenysConservative
Becky HaggarConservative
Ian Kevin EdwardsConservative

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Key facts for HA4 8RH

Full postcodeHA4 8RH
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardEastcote
Latitude51.576314
Longitude-0.403138
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