South Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.56387, -0.39128

HA4 9HH— South Ruislip, Hillingdon

Location and area intelligence for HA4 9HH, South Ruislip, Hillingdon

The family fortress

 

Schools 100%Safety 88/100Transport 19/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
88
Schools
90
Transport
19
Environment
59
Investment
36

The bottom line

HA4 9HH 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 catches: 66 min to london bridge — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA4 9HH

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-74.0% vs London avg

Deep-dive guides for HA4 9HH

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA4 9HH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St Swithun Wells Catholic Primary School

Good · Inspected Feb 2024 · 1 min walk

KS2: 106.6

★★

Secondary

Queensmead School

Good · Inspected Jul 2022 · 9 min walk

P8: +0.68A8: 56.1

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

16.6 incidents per 1,000 residents

Better than 89% of London
→ Stable

-78% vs borough

Crime by type

Anti-social behaviour31%
Violence & sexual offences28%
Other24%
Vehicle crime10%
Drug offences3%
Burglary3%
Theft0%
Robbery0%

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 · 2.1km

Crime is 74% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£6,013/m²
Price per ft²£559/ft²
Avg floor area91.7 m²

EPC breakdown

B
5%
C
6%
D
11%
E
5%

Based on 27 properties · Confidence: medium

Street mix

Semi 8%Terraced 74%Detached 4%Flat 10%Other 4%

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£229,250
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 EAnnual charge £2,284
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.2%

Total change

+379%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.7%

per year

Acceleration

-37.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 48 sales

Property Type Mix

Total: 48 sales

Detached4.2%
Semi-detached8.3%
Terraced77.1%
Flat/maisonette10.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£148k+108.5%2.2
Post-dot-com plateau2001–2004£193k£240k+24.4%1.8
Pre-crash peak2005–2006£260k£275k+5.8%1.5
GFC & correction2008–2012£250k£324k+29.4%1.3
Help-to-Buy recovery2013–2016£370k£550k+48.6%1.7
Brexit uncertainty2017–2019£535k£485k-9.3%2.3
Pandemic surge2020–2021£550k£401k-27.1%2.5
Rate-rise correction2022–2022£345k£345k+0%2
Current market2024–2026£560k£340k-39.3%1.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Weakest performer

Flat/maisonette

-2.3% alpha

Terraced-0.6% α
Local
5.9%
District
6.5%
Flat/maisonette-2.3% α
Local
-0.3%
District
2%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing2
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
South Ruislip Underground StationCentral line
11.3 min walk
South Ruislip

Nearby stations

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

18

Walkability score

83

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★66 min
Victoria68 min ↑
Waterloo68 min ↑
Canary Wharf76 min ↑
City67 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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park286m
Santander docks (800m)0
Nearest cycle dock11.7 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: 16.4 km away✗ Not Green Belt✗ Not AONB59% green spaceTree canopy: 40%
More green space than 98% of London

Nearest SSSI: Ruislip Woods SSSI — 4.5 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 yield853.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

QUEENS WALK MEDICAL CENTRE

69 QUEENS WALK, HA4 0NT

2 min walk

77%

Recommend GP

77%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 3.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

98

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Venue 5 (571 m)

Nearest supermarketB&M Stores · 845 m
2 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

0

Libraries (1km)

0

Cinemas (2km)

544m

Post office

Nearby shops

Tesco Express776 m
Londis808 m

Nearby cafes

Asda Café869 m

Nearby restaurants

Farmhouse Pizza555 m
Whitby Fish Bar556 m
Mey Mey560 m
Nando's768 m

Nearby pubs

Venue 5571 m
The Middlesex Arms847 m

Nearby gyms

Queensmead Sports Centre775 m
Goals776 m

Nearby pharmacies

Boots788 m

Nearby health

Dentistry@388937 m
Food hygiene (5-star)77% of 22

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
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

AAEON SYSTTEM LTD
EM SUSTAINABILITY SERVICES LTD
ITECH 24 LTD
PRIORY 26 LTD
STARWAY CONSULTING 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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months2

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

17/100

Velocity score

Future outlook

56.7

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,568m
Crossrail 2 route18,350m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,854 nationally

1,744

Est. population

10,300/km²

64%

Employed

38%

Degree educated

£49,700

Median income

2.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

59

Community stability

Age profile

26%
17%
22%
19%
16%
Under 1826%
18–3417%
35–4922%
50–6419%
65+16%

Tenure

39%
43%
Own outright39%
Own (mortgage)43%
Private rent13%
Social rent5%
Shared ownership0%

Ethnicity

58%
18%
White British58%
White Other12%
Asian18%
Black4%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine15%
No car household11%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent13%
Social rent5%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
1
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
9
Local approval rate
100%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
6 homes · Land at garages, Land at garages, Brackenbridge Drive, Ruislip, HA4 0NF
Pipeline pressure
NONE

Named schemes (500m)

Land at garages, Land at garages, Brackenbridge Drive, Ruislip, HA4 0NF6 homes
completed
32, 32, EAST MEAD, RUISLIP, HA4 9HH4 homes
completed
182 THE FAIRWAY, RUISLIP, HA4 0SL2 homes
completed
175, 175, THE FAIRWAY, RUISLIP, HA4 0SN2 homes
completed
128, 128, Queens Walk, Ruislip, HA4 0NS2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
20.0%
Ward turnout
45%
Election year
2026
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Steve TuckwellConservative
Richard MillsConservative
John GarnerConservative

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Key facts for HA4 9HH

Full postcodeHA4 9HH
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardSouth Ruislip
Latitude51.563868
Longitude-0.391282
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