Eastcote · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.58028, -0.40340

HA4 8TE— Eastcote, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 25/100Low yield 3.26%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
76
Schools
60
Transport
25
Environment
44
Investment
45

The bottom line

HA4 8TE 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 8TE

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 8TE

🛡️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 8TE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Coteford Infant School

Not yet inspected · 9 min walk

—

Secondary

Bishop Ramsey Church of England School

Not yet inspected · Inspected Nov 2024 · 5 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 · 51 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 · 2.9km

Crime is +38% above London average

Property

Prices, sales volume and market trends

Avg floor area116.2 m²

EPC breakdown

C
1%
D
2%
E
3%

Based on 6 properties · Confidence: low

Street mix

Semi 73%Terraced 7%Detached 20%

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£290,500
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, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+6.7%

Total change

+472%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.6%

per year

Acceleration

-8.92

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 15 sales

Property Type Mix

Total: 15 sales

Detached20%
Semi-detached73.3%
Terraced6.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£130k£271k+108.5%1
Post-dot-com plateau2001–2004£279k£327k+17.1%1.3
Pre-crash peak2005–2007£380k£415k+9.2%1
GFC & correction2008–2008£497k£497k+0%2
Help-to-Buy recovery2014–2016£611k£700k+14.6%1
Brexit uncertainty2019–2019£650k£650k+0%1
Pandemic surge2021–2021£725k£725k+0%1
Rate-rise correction2023–2023£744k£744k+0%1

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 Velocity40
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
7.1 min walk
South Ruislip

Nearby stations

Eastcote Underground StationMetropolitan · Piccadilly
7 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
13 min walk
Ruislip Underground StationPiccadilly · Metropolitan
20 min walk
Pinner Underground StationMetropolitan
26 min walk
Ruislip Gardens Underground StationCentral
28 min walk
No bus stops within 400m

33

Walkability score

45

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 park355m
Santander docks (800m)0
Nearest cycle dock13.0 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: 17.8 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 64%
Below average green space

Nearest SSSI: Ruislip Woods SSSI — 2.7 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

2

GPs within 1km

7

Dentists within 1km

Nearest hospitalCygnet Hospital · 4.8 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Ascott (285 m)

Nearest supermarketAldi · 320 m
9 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)

345m

Post office

Nearby shops

Tesco Express353 m
Sainsbury's Local551 m
Budgens558 m

Nearby cafes

The Garden Cafe735 m

Nearby restaurants

Perfect Pizza212 m
Virundhu274 m
Royal332 m
Shapla371 m

Nearby pubs

The Ascott285 m
Geo Bar375 m
Champers453 m
The Case Is Altered953 m

Nearby gyms

Highgrove Swimming Pool394 m
Lowlands Tennis Club574 m

Nearby pharmacies

Boots388 m
Food hygiene (5-star)56% of 78

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

HOLMESWORTH LIMITED
MASTERHITHE LIMITED

Investment

Investment grade, yield and market outlook

45

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

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

40.1

Price growth score

D
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,037m
Crossrail 2 route19,629m

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)
15
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
18
Local approval rate
86%
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)
21
Largest scheme
385 homes · RAF EASTCOTE, RAF EASTCOTE, LIME GROVE, RUISLIP, HA4 8BX
Pipeline pressure
NONE

Named schemes (500m)

RAF EASTCOTE, RAF EASTCOTE, LIME GROVE, RUISLIP, HA4 8BX385 homes
completed
150, 150, FIELD END ROAD, NORTHWOOD, HA5 1RJ45 homes
completed
146, 146, Field End Road, Eastcote, HA5 1RJ9 homes
completed
81 FIELD END ROAD, 81, Field End Road, Ruislip, HA5 1TD9 homes
completed
LAND AT THE RETREAT, 26, LAND AT THE RETREAT, 26, FIELD END ROAD, RUISLIP, HA54 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 8TE

Full postcodeHA4 8TE
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardEastcote
Latitude51.580283
Longitude-0.403403
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