Eastcote · Hillingdon · Uxbridge and South Ruislip constituency · 51.57749, -0.39877

HA5 1RF— Eastcote, Hillingdon

Location and area intelligence for HA5 1RF, Eastcote, Hillingdon

The family fortress

 

Schools 100%Safety 80/100Transport 35/100~2% yield · indicativeOnly 1 sales — thin data

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
35
Environment
48
Investment
28

The bottom line

HA5 1RF 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

HA5 1RF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

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

Deep-dive guides for HA5 1RF

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

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🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How HA5 1RF 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

Bishop Ramsey Church of England School

Not yet inspected · Inspected Nov 2024 · 9 min walk

P8: +0.20A8: 54.1

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 · 46 min walk

3 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

97

Road safety score

3

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 2.8km

Crime is +4% above London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA5 district median

£679,000

Based on 73 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,419/m²
Price per ft²£503/ft²
Avg floor area80.4 m²

EPC breakdown

D
9%
E
5%
G
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 11%Terraced 22%Flat 33%Other 33%

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£201,000
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
WallsSolid brick, 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

2000–2021 · CAGR

+5.1%

Total change

+186%

Market Activity

Price Velocity & Acceleration

Current Velocity

+46.3%

per year

Acceleration

+32.45

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £175k–£200k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached16.7%
Terraced33.3%
Flat/maisonette50%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£105k£105k+0%1
Post-dot-com plateau2002–2002£180k£180k+0%1
Pre-crash peak2006–2006£175k£175k+0%1
GFC & correction2009–2010£180k£205k+13.9%1
Pandemic surge2021–2021£300k£300k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
1.7 min walk
South Ruislip

Nearby stations

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

48

Walkability score

92

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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park84m
Santander docks (800m)0
Nearest cycle dock12.6 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed486 Mbps
Median download445 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: 17.4 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 31%
More green space than 75% of London

Nearest SSSI: Ruislip Woods SSSI — 3.1 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

3 min walk

77%

Recommend GP

77%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

Nearest hospitalCygnet Hospital · 4.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

8

Restaurants (800m)

0

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

2

Convenience

Nearest supermarketAldi · 193 m
8 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

127m

Post office

Nearby shops

Sainsbury's Local107 m
Tesco Express118 m

Nearby cafes

The Garden Cafe1.1 km

Nearby restaurants

Subway45 m
Pisces75 m
Shapla80 m
Wimpy83 m

Nearby pubs

Champers11 m
Geo Bar93 m
The Ascott180 m

Nearby gyms

Lowlands Tennis Club337 m
Highgrove Swimming Pool757 m

Nearby pharmacies

Boots80 m

Nearby health

Dentistry@388691 m
Food hygiene (5-star)61% of 77

Business

Local businesses registered here

Active businesses
23
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

A K IT CONSULTANCY SERVICES LTD
ACR KB LTD
AVA NAILS AND BEAUTY LTD
BRIGHT STAR FOOD & WINE LTD
DELUXE JA NAILS LTD

+15 more

Investment

Investment grade, yield and market outlook

28

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score19/100
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

4/100

Velocity score

Future outlook

63.4

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route22,617m
Crossrail 2 route19,231m

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
Yes
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
16
Planning apps (3 years)
20
Local approval rate
88%
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)
20
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 HA5 1RF

Full postcodeHA5 1RF
Postcode districtHA5
BoroughLondon Borough of Hillingdon
WardEastcote
Latitude51.577486
Longitude-0.398767
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