Eastcote · Hillingdon · Uxbridge and South Ruislip constituency · 51.57079, -0.40462

HA4 9LY— Eastcote, Hillingdon

Location and area intelligence for HA4 9LY, Eastcote, Hillingdon

The family fortress

 

Schools 100%Safety 86/100Transport 25/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
86
Schools
100
Transport
25
Environment
49
Investment
34

The bottom line

HA4 9LY 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 9LY

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-49.0% vs London avg

Deep-dive guides for HA4 9LY

🛡️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 9LY 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 · 3 min walk

KS2: 107.5

★★★

Secondary

Ruislip High School

Outstanding · Inspected Dec 2023 · 9 min walk

P8: +0.63A8: 54.6

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 49 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

33.4 incidents per 1,000 residents

Better than 76% of London
→ Stable

-56% vs borough

Crime by type

Violence & sexual offences35%
Other28%
Anti-social behaviour20%
Drug offences7%
Vehicle crime4%
Burglary4%
Theft2%
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 · 1.9km

Crime is 49% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£7,515/m²
Price per ft²£698/ft²
Avg floor area69.5 m²

EPC breakdown

C
6%
D
8%

Based on 14 properties · Confidence: medium

Street mix

Semi 45%Terraced 50%Detached 3%Other 3%

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£173,750
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsTimber frame, as built, insulated (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

1995–2025 · CAGR

+6.9%

Total change

+636%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.6%

per year

Acceleration

-33.21

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £75k–£100k · 39 sales

Property Type Mix

Total: 39 sales

Detached2.6%
Semi-detached46.2%
Terraced51.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£200k+210.1%2.2
Post-dot-com plateau2001–2004£115k£235k+104.3%1
Pre-crash peak2005–2007£178k£310k+74.1%2.5
GFC & correction2008–2012£200k£280k+40%1.3
Help-to-Buy recovery2015–2016£368k£368k+0%2
Brexit uncertainty2017–2017£420k£420k+0%1
Pandemic surge2020–2021£505k£467k-7.4%2
Rate-rise correction2022–2023£335k£460k+37.3%1
Current market2024–2025£550k£475k-13.6%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Weakest performer

Semi-detached

-4% alpha

Terraced-0.4% α
Local
6.4%
District
6.8%
Semi-detached-4% α
Local
7.9%
District
11.9%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
Ruislip Manor Underground StationMetropolitan line
7.2 min walk
South Ruislip

Nearby stations

Ruislip Manor Underground StationPiccadilly · Metropolitan
8 min walk
Eastcote Underground StationMetropolitan · Piccadilly
10 min walk
Ruislip Gardens Underground StationCentral
15 min walk
Ruislip Underground StationPiccadilly · Metropolitan
15 min walk
South RuislipNational Rail
20 min walk
No bus stops within 400m

17

Walkability score

94

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)

Total spaces (800m)22
Nearest car park374m
Santander docks (800m)0
Nearest cycle dock12.8 km

Nearby car parks

🅿️
Pembroke Gardens· yes
707m

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 waterMEDIUM
Medium
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: 17.5 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 10%
More green space than 78% of London

Nearest SSSI: Ruislip Woods SSSI — 3.3 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 yield853.4 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

0 min walk

81%

Recommend GP

81%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital · 4.7 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: J.J. Moon's (666 m)

No restaurants within 800m — nearest: Summer China (592 m)

Nearest supermarketAldi · 1.0 km
1 tennis courts

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)

473m

Post office

Nearby shops

Budgens561 m
Sainsbury's Local798 m
Tesco Express938 m

Nearby restaurants

Summer China592 m
Mangal597 m
Mamma Mia Pizza634 m
Mey Mey676 m

Nearby pubs

J.J. Moon's666 m
Champers856 m
Black Bull910 m
Geo Bar921 m

Nearby gyms

Highgrove Swimming Pool1.0 km

Nearby pharmacies

Boots913 m
Food hygiene (5-star)42% of 26

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

34

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 score16/100
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

50.2

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,707m
Crossrail 2 route19,426m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,347 nationally

1,616

Est. population

7,608/km²

61%

Employed

42%

Degree educated

£49,700

Median income

2.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

24%
16%
24%
21%
15%
Under 1824%
18–3416%
35–4924%
50–6421%
65+15%

Tenure

32%
33%
16%
19%
Own outright32%
Own (mortgage)33%
Private rent16%
Social rent19%
Shared ownership1%

Ethnicity

58%
21%
White British58%
White Other12%
Asian21%
Black4%
Mixed4%
Other2%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine16%
No car household16%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Social rent19%
Private rent16%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
2
Planning apps (12 months)
12
Planning apps (3 years)
12
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
18
Largest scheme
83 homes · HOYLAKE GARDEN SPORTS LAND, HOYLAKE GARDEN SPORTS LAND, HOYLAKE GARDENS, HA4
Pipeline pressure
NONE

Named schemes (500m)

LAND AT SOUTHBOURNE SCHOOL & ALLOTMENTS, LAND AT SOUTHBOURNE SCHOOL & ALLOTMENTS, SOUTHBOURNE GARDENS, HA466 homes
completed
ALLOTMENTS & LAND AT SOUTHBOURNE SCHOOL, ALLOTMENTS & LAND AT SOUTHBOURNE SCHOOL, SOUTHBOURNE GARDENS, HA456 homes
completed
LAND AT FORMER SOUTHBOURNE SCH., LAND AT FORMER SOUTHBOURNE SCH., SOUTHBOURNE GARDENS, HA436 homes
completed
SOUTHBOURNE DAY CENTRE, 161, SOUTHBOURNE DAY CENTRE, 161, ELLIOT AVENUE, HA4 9UA23 homes
completed
17, 17, BEECH AVENUE, RUISLIP, HA4 8UG2 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 9LY

Full postcodeHA4 9LY
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardEastcote
Latitude51.570794
Longitude-0.404616
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