Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.57752, -0.40953

HA4 8SB— Ruislip, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 82/100Transport 27/100Low yield 3.26%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
60
Safety
82
Schools
60
Transport
27
Environment
45
Investment
41

The bottom line

HA4 8SB 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 8SB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.3% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for HA4 8SB

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How HA4 8SB 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 · 2 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 · 55 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.8 incidents per 1,000 residents

Better than 58% of London
→ Stable

-26% vs borough

Crime by type

Violence & sexual offences30%
Other21%
Anti-social behaviour18%
Vehicle crime15%
Burglary7%
Drug offences4%
Theft3%
Robbery2%

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 · 2.5km

Crime is 14% below London average

Property

Prices, sales volume and market trends

Avg floor area116 m²

EPC breakdown

D
5%
E
3%
F
3%

Based on 11 properties · Confidence: medium

Street mix

Semi 31%Detached 69%

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£290,000
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
WallsSolid brick, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.4%

Total change

+364%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.3%

per year

Acceleration

+5.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £150k–£175k · 29 sales

Property Type Mix

Total: 29 sales

Detached69%
Semi-detached31%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£159k£350k+120.1%1.5
Post-dot-com plateau2001–2002£345k£450k+30.4%2.5
Pre-crash peak2006–2006£538k£538k+0%2
GFC & correction2009–2012£320k£423k+32%1
Help-to-Buy recovery2014–2016£565k£775k+37.2%2
Brexit uncertainty2017–2017£903k£903k+0%1
Pandemic surge2020–2020£788k£788k+0%2
Rate-rise correction2023–2023£740k£740k+0%1
Current market2024–2024£738k£738k+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-0.5% alpha

Detached-0.5% α
Local
5.9%
District
6.4%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

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 Velocity75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ruislip Manor Underground StationMetropolitan line
5.8 min walk
South Ruislip

Nearby stations

Ruislip Manor Underground StationPiccadilly · Metropolitan
7 min walk
Eastcote Underground StationMetropolitan · Piccadilly
11 min walk
Ruislip Underground StationPiccadilly · Metropolitan
14 min walk
Ruislip Gardens Underground StationCentral
23 min walk
West Ruislip Underground StationCentral
27 min walk
No bus stops within 400m

16

Walkability score

44

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park240m
Santander docks (800m)0
Nearest cycle dock13.3 km

Nearby car parks

🅿️
Pembroke Gardens· yes
599m

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: 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: 18.1 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 37%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 2.5 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

CEDARS MEDICAL CENTRE

118 ELLIOTT AVENUE, HA4 9LZ

10 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalMount Vernon · 4.9 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

4

Restaurants (800m)

0

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 (536 m)

Nearest supermarketAldi · 745 m
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)

704m

Post office

Nearby shops

Budgens594 m
Tesco Express727 m

Nearby restaurants

Mamma Mia Pizza567 m
Mangal602 m
Summer China607 m
Perfect Pizza706 m

Nearby pubs

J.J. Moon's536 m
The Ascott687 m
Geo Bar734 m
Champers757 m

Nearby gyms

Highgrove Swimming Pool255 m
Grosvenor Vale1.0 km

Nearby pharmacies

Boots739 m
Food hygiene (5-star)52% of 60

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ARGONAUT TAX CONSULTANCY LIMITED
GDP PROPERTY INVESTMENT LIMITED
GOWER MICROSYSTEMS LIMITED
HASHEEF & CO LTD
STORMGREY CONSULTING LTD

Investment

Investment grade, yield and market outlook

41

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 score20/100
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

48.3

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,304m
Crossrail 2 route19,949m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,571 nationally

1,632

Est. population

8,715/km²

67%

Employed

45%

Degree educated

£49,700

Median income

1.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

60

Community stability

Age profile

23%
16%
24%
20%
17%
Under 1823%
18–3416%
35–4924%
50–6420%
65+17%

Tenure

38%
46%
Own outright38%
Own (mortgage)46%
Private rent12%
Social rent3%
Shared ownership1%

Ethnicity

58%
13%
18%
White British58%
White Other13%
Asian18%
Black2%
Mixed5%
Other3%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine15%
No car household13%
Unemployed3%
No qualifications13%

Housing tenure (Census 2021)

Private rent12%
Social rent3%

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)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
8
Local approval rate
89%
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
385 homes · RAF EASTCOTE, RAF EASTCOTE, LIME GROVE, RUISLIP, HA4 8BX
Pipeline pressure
NONE

Named schemes (500m)

HIGHGROVE POOL OVERFLOW CAR PARK, HIGHGROVE POOL OVERFLOW CAR PARK, HUME WAY, HA424 homes
completed
HIGHGROVE HOUSE, HIGHGROVE HOUSE, EASTCOTE ROAD, RUISLIP, HA4 8FH16 homes
completed
2, 2, WARRENDER WAY, RUISLIP, HA4 8ED4 homes
completed
34 ACACIA AVENUE, EASTCOTE, HA4 8RG3 homes
completed
28 ACACIA AVENUE, EASTCOTE, HA4 8RG2 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
587
Constituency
Uxbridge and South Ruislip

Councillors

Philip Nigel CorthorneConservative
John RileyConservative
Peter William SmallwoodConservative

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Key facts for HA4 8SB

Full postcodeHA4 8SB
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardRuislip
Latitude51.577515
Longitude-0.409533
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