Eastcote · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.57855, -0.40281

HA4 8SS— Eastcote, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 28/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
76
Schools
100
Transport
28
Environment
45
Investment
36

The bottom line

HA4 8SS 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 8SS

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+14.3% vs London avg
vs London crime+38.0% vs London avg

Deep-dive guides for HA4 8SS

🛡️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 8SS 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 · 12 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.8 incidents per 1,000 residents

Higher crime than 68% of London
→ Stable

+19% vs borough

Crime by type

Other36%
Violence & sexual offences21%
Anti-social behaviour20%
Burglary8%
Vehicle crime4%
Drug offences4%
Theft3%
Robbery3%

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 · 2.8km

Crime is +38% above 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£8,096/m²
Price per ft²£752/ft²
Avg floor area116.6 m²

EPC breakdown

B
1%
D
3%
E
9%

Based on 13 properties · Confidence: medium

Street mix

Semi 79%Terraced 21%

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£291,500
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 250 mm loft insulation
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

1996–2025 · CAGR

+7.7%

Total change

+758%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.5%

per year

Acceleration

+6.04

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £300k–£350k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached79.2%
Terraced20.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£106k£260k+145.3%1.5
Post-dot-com plateau2002–2003£240k£320k+33.3%1
Pre-crash peak2007–2007£395k£395k+0%1
GFC & correction2009–2012£330k£495k+50%1
Help-to-Buy recovery2013–2016£455k£805k+76.9%2
Brexit uncertainty2017–2019£750k£720k-4%1
Pandemic surge2020–2020£788k£788k+0%1
Current market2025–2025£910k£910k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.5% alpha

Semi-detached-0.5% α
Local
7.6%
District
8.1%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position40

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
5.3 min walk
South Ruislip

Nearby stations

Eastcote Underground StationMetropolitan · Piccadilly
6 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
12 min walk
Ruislip Underground StationPiccadilly · Metropolitan
19 min walk
Ruislip Gardens Underground StationCentral
26 min walk
Pinner Underground StationMetropolitan
27 min walk
No bus stops within 400m

41

Walkability score

57

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 park332m
Santander docks (800m)0
Nearest cycle dock12.9 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 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: 17.7 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 40%
Below average green space

Nearest SSSI: Ruislip Woods SSSI — 2.8 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

THE DEVONSHIRE LODGE PRACTICE

2A ABBOTSBURY GARDENS, HA5 1TG

5 min walk

77%

Recommend GP

77%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital · 4.7 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

8

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketAldi · 266 m
9 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

248m

Post office

Nearby shops

Tesco Express252 m
Sainsbury's Local395 m
Budgens747 m

Nearby cafes

The Garden Cafe928 m

Nearby restaurants

Shapla245 m
Royal246 m
Pisces249 m
Perfect Pizza255 m

Nearby pubs

The Ascott207 m
Geo Bar264 m
Champers313 m
The Case Is Altered1.1 km

Nearby gyms

Highgrove Swimming Pool453 m
Lowlands Tennis Club539 m

Nearby pharmacies

Boots273 m
Food hygiene (5-star)59% of 80

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ASMI LTD
CREATIVE ACTIVITY LIMITED
SIGNAL TECHNOLOGY LIMITED
SMARTS AND SPARKS LTD

Investment

Investment grade, yield and market outlook

36

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 score18/100
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

52.8

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,922m
Crossrail 2 route19,534m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,980 nationally

1,503

Est. population

6,092/km²

57%

Employed

49%

Degree educated

£48,000

Median income

3.7%

Claimant rate

SuburbanMedium densityOwner occupiers / families

50

Community stability

Age profile

20%
17%
21%
20%
22%
Under 1820%
18–3417%
35–4921%
50–6420%
65+22%

Tenure

41%
28%
27%
Own outright41%
Own (mortgage)28%
Private rent27%
Social rent4%

Ethnicity

50%
26%
White British50%
White Other13%
Asian26%
Black3%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine13%
No car household23%
Unemployed4%
No qualifications13%

Housing tenure (Census 2021)

Private rent27%
Social rent4%

vs. London

Income vs London+14.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
15
Planning apps (3 years)
17
Local approval rate
87%
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)
23
Largest scheme
385 homes · RAF EASTCOTE, RAF EASTCOTE, LIME GROVE, RUISLIP, HA4 8BX
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
81 FIELD END ROAD, 81, Field End Road, Ruislip, HA5 1TD9 homes
completed
146, 146, Field End Road, Eastcote, HA5 1RJ9 homes
completed
59 ELM AVENUE, 59, Elm Avenue, Eastcote, HA4 8PE6 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
21.7%
Ward turnout
42%
Election year
2022
MP
David Simmonds (Conservative)
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 8SS

Full postcodeHA4 8SS
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardEastcote
Latitude51.578548
Longitude-0.402815
Parliamentary constituencyRuislip, Northwood and Pinner
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