Eastcote · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.57068, -0.39166

HA4 9PE— Eastcote, Hillingdon

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

The family fortress

 

Schools 100%Safety 88/100Transport 27/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
88
Schools
100
Transport
27
Environment
61
Investment
35

The bottom line

HA4 9PE 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: 56 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 9PE

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-66.0% vs London avg

Deep-dive guides for HA4 9PE

🛡️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 9PE 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 · 6 min walk

KS2: 109.6

—

Secondary

Pinner High School

Not yet inspected · 12 min walk

P8: +0.74A8: 58.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

21.9 incidents per 1,000 residents

Better than 85% of London
→ Stable

-71% vs borough

Crime by type

Anti-social behaviour46%
Vehicle crime24%
Violence & sexual offences16%
Other8%
Burglary5%
Drug offences0%
Theft0%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 2.5km

Crime is 66% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£6,467/m²
Price per ft²£601/ft²
Avg floor area100.9 m²

EPC breakdown

C
1%
D
4%
E
2%

Based on 7 properties · Confidence: low

Street mix

Semi 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£252,250
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
WallsCavity wall, filled cavity
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

1998–2025 · CAGR

+5.9%

Total change

+369%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.8%

per year

Acceleration

-17.52

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£139k£139k+0%1
Post-dot-com plateau2001–2001£225k£225k+0%1
Pre-crash peak2005–2005£365k£365k+0%1
Help-to-Buy recovery2015–2015£535k£535k+0%1
Brexit uncertainty2018–2018£572k£572k+0%1
Pandemic surge2021–2021£561k£561k+0%2
Current market2024–2025£655k£650k-0.8%1

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
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
8.9 min walk
South Ruislip

Nearby stations

Eastcote Underground StationMetropolitan · Piccadilly
10 min walk
Ruislip Manor Underground StationPiccadilly · Metropolitan
19 min walk
Rayners Lane Underground StationMetropolitan · Piccadilly
19 min walk
South Ruislip Underground StationCentral
20 min walk
South RuislipNational Rail
20 min walk
No bus stops within 400m

16

Walkability score

98

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)

Total spaces (800m)22
Nearest car park342m
Santander docks (800m)0
Nearest cycle dock12.0 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 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: 16.6 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 4.0 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

OXFORD DRIVE MEDICAL CENTRE

1 OXFORD DRIVE, HA4 9EY

4 min walk

89%

Recommend GP

89%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 3.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

75

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.1 km
3 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

380m

Post office

Nearby shops

Sainsbury's Local797 m
Tesco Express1.0 km

Nearby cafes

The Roxy Cafe696 m

Nearby restaurants

Farmhouse Pizza414 m
Whitby Fish Bar419 m
Mey Mey429 m
Reme village632 m

Nearby pubs

Venue 5232 m
Champers901 m
Geo Bar990 m

Nearby gyms

Lowlands Tennis Club1.0 km

Nearby pharmacies

Boots976 m

Nearby health

Dentistry@388213 m
Food hygiene (5-star)76% of 25

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

E

High street health

Registered businesses

ELARA LIVING LTD
GRATIA DEI LONDON LIMITED

Investment

Investment grade, yield and market outlook

35

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 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

57.5

Price growth score

C
Low

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,869m
Crossrail 2 route18,553m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,820 nationally

1,690

Est. population

5,999/km²

67%

Employed

47%

Degree educated

£48,000

Median income

1.5%

Claimant rate

SuburbanMedium densityOwner occupiers / families

55

Community stability

Age profile

24%
17%
24%
19%
16%
Under 1824%
18–3417%
35–4924%
50–6419%
65+16%

Tenure

34%
43%
20%
Own outright34%
Own (mortgage)44%
Private rent20%
Social rent2%
Shared ownership1%

Ethnicity

49%
28%
White British49%
White Other12%
Asian28%
Black3%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine14%
No car household18%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent20%
Social rent2%

vs. London

Income vs London+14.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
5
Local approval rate
100%
Borough approval rate
84%
Historic landfill (400m)
1
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)
2
Largest scheme
47 homes · MALT HOUSE, 281, Malt House, 281, FIELD END ROAD, RUISLIP, HA4 9XA
Pipeline pressure
NONE

Named schemes (500m)

12, 12, ST PETER'S CLOSE, RUISLIP, HA4 9JT2 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 9PE

Full postcodeHA4 9PE
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardEastcote
Latitude51.570681
Longitude-0.391662
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