Eastcote · Hillingdon · Uxbridge and South Ruislip constituency · 51.57561, -0.39725

HA4 9NB— Eastcote, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 36/100Low yield 3.26%

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
80
Schools
100
Transport
36
Environment
46
Investment
43

The bottom line

HA4 9NB offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 56 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 9NB

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+18.3% vs London avg
vs London crime+4.0% vs London avg

Deep-dive guides for HA4 9NB

🛡️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 9NB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Newnham Junior School

Outstanding · Inspected Mar 2024 · 4 min walk

KS2: 109.6

—

Secondary

Pinner High School

Not yet inspected · 10 min walk

P8: +0.74A8: 58.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 44 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.4 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-11% vs borough

Crime by type

Other28%
Violence & sexual offences18%
Anti-social behaviour16%
Vehicle crime16%
Burglary8%
Theft6%
Drug offences5%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 2.7km

Crime is +4% above London average

Property

Prices, sales volume and market trends

Avg floor area61.3 m²

EPC breakdown

B
4%
C
12%

Based on 16 properties · Confidence: medium

Street mix

Flat 100%

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£153,250
Rebuild cost per m²£2,500/m²

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

Construction era2015
WallsAverage thermal transmittance 0.25 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2015–2023 · CAGR

+-1%

Total change

-7%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.2%

per year

Acceleration

+11.86

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2015–2016£405k£380k-6.2%6
Brexit uncertainty2017–2017£355k£355k+0%2
Pandemic surge2020–2021£360k£390k+8.3%2
Rate-rise correction2022–2023£360k£375k+4.2%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-4.9% alpha

Flat/maisonette-4.9% α
Local
-2.3%
District
2.6%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

27out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Eastcote Underground StationMetropolitan line
1.2 min walk
South Ruislip

Nearby stations

Eastcote Underground StationMetropolitan · Piccadilly
1 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
14 min walk
Ruislip Underground StationPiccadilly · Metropolitan
22 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
23 min walk
Ruislip Gardens Underground StationCentral
24 min walk
No bus stops within 400m

39

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★56 min
Victoria59 min ↑
Waterloo59 min ↑
Canary Wharf66 min ↑
City59 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park179m
Santander docks (800m)0
Nearest cycle dock12.4 km

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
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: 17.2 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 16%
Above average green space

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

THE DEVONSHIRE LODGE PRACTICE

2A ABBOTSBURY GARDENS, HA5 1TG

5 min walk

77%

Recommend GP

77%

Overall GP experience

4

GPs within 1km

7

Dentists within 1km

Nearest hospitalCygnet Hospital · 4.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

84

Parks (1km)

8

Restaurants (800m)

0

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

2

Convenience

Nearest supermarketAldi · 420 m
10 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

359m

Post office

Nearby shops

Sainsbury's Local127 m
Tesco Express349 m

Nearby restaurants

Reme village48 m
Subway270 m
Pisces308 m
Wimpy314 m

Nearby pubs

Champers232 m
Geo Bar324 m
The Ascott413 m
Venue 5903 m

Nearby gyms

Lowlands Tennis Club460 m

Nearby pharmacies

Boots310 m

Nearby health

Dentistry@388459 m
Food hygiene (5-star)60% of 74

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

HUNGRY BEES LTD

Investment

Investment grade, yield and market outlook

43

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 score19/100
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

49.4

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,438m
Crossrail 2 route19,072m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,235 nationally

1,780

Est. population

6,654/km²

63%

Employed

47%

Degree educated

£49,700

Median income

2.2%

Claimant rate

SuburbanMedium densityOwner occupiers / families

54

Community stability

Age profile

20%
17%
23%
19%
20%
Under 1820%
18–3417%
35–4923%
50–6419%
65+20%

Tenure

38%
37%
21%
Own outright38%
Own (mortgage)37%
Private rent21%
Social rent3%
Shared ownership0%
Rent free0%

Ethnicity

49%
28%
White British49%
White Other13%
Asian28%
Black3%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine13%
No car household17%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent21%
Social rent4%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Planning apps (12 months)
19
Planning apps (3 years)
16
Local approval rate
90%
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)

HOYLAKE GARDEN SPORTS LAND, HOYLAKE GARDEN SPORTS LAND, HOYLAKE GARDENS, HA483 homes
completed
MALT HOUSE, 281, Malt House, 281, FIELD END ROAD, RUISLIP, HA4 9XA47 homes
completed
150, 150, FIELD END ROAD, NORTHWOOD, HA5 1RJ45 homes
completed
Audit House, 260, Audit House, 260, Field End Road, Eastcote, HA4 9NB35 homes
completed
272, 272, Field End Road, Ruislip, HA4 9NA34 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 9NB

Full postcodeHA4 9NB
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardEastcote
Latitude51.575613
Longitude-0.397246
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