Eastcote · Hillingdon · Uxbridge and South Ruislip constituency · 51.57091, -0.40128

HA4 9TT— Eastcote, Hillingdon

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

The family fortress

 

Schools 100%Safety 86/100Transport 24/100Low yield 3.26%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
86
Schools
100
Transport
24
Environment
50
Investment
42

The bottom line

HA4 9TT 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: 63 min to london bridge — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA4 9TT

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 9TT

🛡️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 9TT 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 · 6 min walk

KS2: 107.5

★★★

Secondary

Ruislip High School

Outstanding · Inspected Dec 2023 · 10 min walk

P8: +0.63A8: 54.6

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 46 min walk

6 primaries · 1 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 · 2.1km

Crime is 49% below London average

Property

Prices, sales volume and market trends

Avg floor area90.3 m²

EPC breakdown

C
1%
D
2%

Based on 3 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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£225,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2014 · CAGR

+8.4%

Total change

+236%

Market Activity

Price Velocity & Acceleration

Current Velocity

+47.8%

per year

Acceleration

+38.14

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 5 sales

Property Type Mix

Total: 5 sales

Semi-detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£140k£140k+0%1
Post-dot-com plateau2003–2003£250k£250k+0%1
GFC & correction2008–2011£290k£318k+9.7%1
Help-to-Buy recovery2014–2014£470k£470k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
8.1 min walk
South Ruislip

Nearby stations

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

17

Walkability score

91

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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park303m
Santander docks (800m)0
Nearest cycle dock12.6 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: 17.3 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 31%
More green space than 84% of London

Nearest SSSI: Ruislip Woods SSSI — 3.5 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

3 min walk

81%

Recommend GP

81%

Overall GP experience

4

GPs within 1km

6

Dentists within 1km

Nearest hospitalCygnet Hospital · 4.4 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Champers (758 m)

Nearest supermarketAldi · 934 m

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)

523m

Post office

Nearby shops

Sainsbury's Local679 m
Tesco Express858 m

Nearby restaurants

Mey Mey492 m
Whitby Fish Bar498 m
Farmhouse Pizza501 m
Reme village601 m

Nearby pubs

Champers758 m
Geo Bar837 m
The Ascott898 m
Black Bull919 m

Nearby gyms

Lowlands Tennis Club1.0 km

Nearby pharmacies

Boots827 m

Nearby health

Dentistry@388550 m
Food hygiene (5-star)73% of 37

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

42

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 score17/100
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

35.6

Price growth score

D
Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,497m
Crossrail 2 route19,205m

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)
3
Planning apps (12 months)
14
Planning apps (3 years)
11
Local approval rate
93%
Borough approval rate
84%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
15
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
11, 11, HOYLAKE GARDENS, RUISLIP, HA4 9SJ2 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 9TT

Full postcodeHA4 9TT
Postcode districtHA4
BoroughLondon Borough of Hillingdon
WardEastcote
Latitude51.570911
Longitude-0.401278
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