Eastcote · Hillingdon · Ruislip, Northwood and Pinner constituency · 51.57212, -0.39005

HA4 9QF— Eastcote, Hillingdon

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

The family fortress

 

Schools 100%Safety 88/100Transport 25/100~3% 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
57
Safety
88
Schools
100
Transport
25
Environment
59
Investment
32

The bottom line

HA4 9QF 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: 61 min to london bridge — above average for this zone.

Less suited to Car-free commuters.

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Location

HA4 9QF

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+14.3% vs London avg
vs London crime-62.0% vs London avg

Deep-dive guides for HA4 9QF

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA4 9QF 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 · 5 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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

24.8 incidents per 1,000 residents

Better than 83% of London
→ Stable

-67% vs borough

Crime by type

Violence & sexual offences36%
Anti-social behaviour25%
Other14%
Burglary11%
Vehicle crime9%
Drug offences2%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Harrow Fire Station · 2.7km

Crime is 62% 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£7,743/m²
Price per ft²£719/ft²
Avg floor area97.3 m²

EPC breakdown

D
6%
E
2%

Based on 8 properties · Confidence: low

Street mix

Semi 94%Detached 6%

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£243,250
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, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

+6.4%

Total change

+540%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.4%

per year

Acceleration

-50.82

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 32 sales

Property Type Mix

Total: 32 sales

Detached6.3%
Semi-detached93.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£100k£176k+76%2.2
Post-dot-com plateau2001–2002£142k£198k+39.9%2
Pre-crash peak2006–2007£354k£338k-4.5%1
GFC & correction2008–2012£333k£340k+2.3%1.7
Help-to-Buy recovery2015–2015£550k£550k+0%1
Brexit uncertainty2017–2018£596k£610k+2.3%1.5
Pandemic surge2021–2021£643k£643k+0%2
Current market2024–2025£825k£640k-22.4%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.1% alpha

Semi-detached-0.1% α
Local
7.4%
District
7.5%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
Eastcote Underground StationMetropolitan line
8 min walk
South Ruislip

Nearby stations

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

17

Walkability score

96

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge ★61 min
Victoria69 min ↑
Waterloo63 min ↑
Canary Wharf71 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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park147m
Santander docks (800m)0
Nearest cycle dock11.9 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: 16.6 km away✗ Not Green Belt✗ Not AONB59% green spaceTree canopy: 52%
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

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

OXFORD DRIVE MEDICAL CENTRE

1 OXFORD DRIVE, HA4 9EY

7 min walk

89%

Recommend GP

89%

Overall GP experience

5

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital · 3.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

Nearest supermarketAldi · 1.0 km
4 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)

575m

Post office

Nearby shops

Sainsbury's Local747 m

Nearby cafes

The Roxy Cafe527 m

Nearby restaurants

Reme village586 m
Farmhouse Pizza608 m
Whitby Fish Bar613 m
Mey Mey622 m

Nearby pubs

Venue 5356 m
Champers844 m
Geo Bar927 m

Nearby gyms

Lowlands Tennis Club900 m

Nearby pharmacies

Boots913 m

Nearby health

Dentistry@388247 m
Food hygiene (5-star)79% of 19

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

ASSURED ASSETS LTD
PROTOM PLUMBING SERVICES LTD

Investment

Investment grade, yield and market outlook

32

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 months0

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

47.9

Price growth score

C
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,827m
Crossrail 2 route18,487m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,561 nationally

1,777

Est. population

10,519/km²

62%

Employed

39%

Degree educated

£48,000

Median income

2.6%

Claimant rate

SuburbanHigh densityOwner occupiers / families

60

Community stability

Age profile

24%
17%
21%
21%
17%
Under 1824%
18–3417%
35–4921%
50–6421%
65+17%

Tenure

39%
39%
14%
Own outright39%
Own (mortgage)39%
Private rent8%
Social rent14%

Ethnicity

57%
24%
White British57%
White Other9%
Asian24%
Black3%
Mixed4%
Other3%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine16%
No car household14%
Unemployed3%
No qualifications15%

Housing tenure (Census 2021)

Social rent14%
Private rent8%

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)
0
Largest scheme
114 homes · LAND AT GAS WORKS, LAND AT GAS WORKS, CANNON LANE, HA5 1HR
Pipeline pressure
NONE

Named schemes (500m)

124, 124, WOODLANDS AVENUE, RUISLIP, HA4 9RH4 homes
completed
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 9QF

Full postcodeHA4 9QF
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardEastcote
Latitude51.572124
Longitude-0.390053
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