South Ruislip · Hillingdon · Uxbridge and South Ruislip constituency · 51.55417, -0.38062

UB5 6YN— South Ruislip, Hillingdon

Location and area intelligence for UB5 6YN, South Ruislip, Hillingdon

Under-the-radar value

 

Schools 100%Safety 65/100Transport 18/100Yield 6.61%

Best for: Families, Owner-occupiers

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

Liveability
44
Safety
65
Schools
90
Transport
18
Environment
46
Investment
53

The bottom line

UB5 6YN offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £245,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 68 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

UB5 6YN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-52.9% vs London avg
vs London income+11.0% vs London avg
vs London crime+97.0% vs London avg

Deep-dive guides for UB5 6YN

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

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“Under-the-radar value”

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How UB5 6YN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Willow Tree Primary School

Good · Inspected Jul 2023 · 6 min walk

KS2: 104.5

—

Secondary

Islip Manor High School

Not yet inspected · 5 min walk

P8: -0.21A8: 39.3

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 · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

128.1 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 543.6%

+70% vs borough

Crime by type

Other43%
Violence & sexual offences18%
Vehicle crime16%
Anti-social behaviour9%
Burglary5%
Robbery4%
Theft3%
Drug offences2%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.5km

Crime is +97% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£245,000

Median sale price

Bottom 25% — 53% below London median

£245,000 is 53% below the London median (£520,000)

-26.9%

This year

Flat

Dominant type

Price history

5-year change
-12.5%
Sales (24 months)5
New build0.0%
Avg terraced£320,000
Avg flat£220,000
Price per m²£3,262/m²
Price per ft²£303/ft²
Avg floor area93.7 m²

EPC breakdown

C
17%
D
29%
E
10%
F
1%

Based on 57 properties · Confidence: high

Street mix

Semi 14%Terraced 32%Flat 55%

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£7,350

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

5.3×

Price-to-income

£1,226/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£234,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+4.4%

Total change

+277%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.4%

per year

Acceleration

+45.69

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 127 sales

Property Type Mix

Total: 127 sales

Semi-detached13.4%
Terraced35.4%
Flat/maisonette51.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£90k+38.5%7.2
Post-dot-com plateau2001–2004£101k£105k+4%5.2
Pre-crash peak2005–2007£141k£168k+18.9%6.3
GFC & correction2008–2012£115k£185k+60.9%3.2
Help-to-Buy recovery2013–2016£227k£211k-7%3.5
Brexit uncertainty2018–2018£280k£280k+0%1
Pandemic surge2021–2021£280k£280k+0%5
Rate-rise correction2022–2023£230k£293k+27.4%3
Current market2024–2026£335k£245k-26.9%1.7

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Weakest performer

Terraced

-1.5% alpha

Flat/maisonette-0.3% α
Local
5.2%
District
5.5%
Semi-detached-1.1% α
Local
10.5%
District
11.6%
Terraced-1.5% α
Local
5.8%
District
7.3%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
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
Northolt StationCentral line
12.3 min walk
South Ruislip

Nearby stations

Northolt Underground StationCentral
13 min walk
South Ruislip Underground StationCentral
16 min walk
South RuislipNational Rail
17 min walk
Ruislip Gardens Underground StationCentral
28 min walk
South Harrow Underground StationPiccadilly
29 min walk
No bus stops within 400m

11

Walkability score

14

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge71 min ↑
Victoria69 min ↑
Waterloo74 min ↑
Canary Wharf81 min ↑
City ★68 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

14

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park338m
Santander docks (800m)0
Nearest cycle dock10.8 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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 16.0 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: 15.3 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 16%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 5.8 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 yield857.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE MEDICAL CENTRE

45 DONCASTER DRIVE, UB5 4AT

5 min walk

59%

Recommend GP

59%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital · 3.3 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

41

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 1.2 km
1 sports halls

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)

589m

Post office

Nearby shops

Check Us Food & Wine593 m
Londis702 m
Tesco Express758 m
Sri's Cakes1.0 km

Nearby cafes

Eat Well Cafe602 m

Nearby restaurants

Snack Bar521 m
Sea Rock Fish & Chips963 m
Mr Chan's Cantonese Takeaway969 m

Nearby gyms

Larkspur Rovers FC330 m
Queensmead Sports Centre730 m
Goals773 m

Nearby pharmacies

Boots743 m
Kings Pharmacy993 m

Nearby health

Abbey Dental South Harrow;Abbey Dental Practice989 m
Simpson House Medical Centre1.0 km
Food hygiene (5-star)53% of 34

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

ART CERAMICS LTD
CRAFTEDWITHJOY2025 LTD
DESIGN BEAN LTD
ESP MOTORS LTD
HOMECHECKOUT LIMITED

+3 more

Investment

Investment grade, yield and market outlook

53

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
6.6% (high)London avg: 3.8%Strong yield — top 9% of London
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

42.1

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,513m
Crossrail 2 route17,406m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,516 nationally

1,960

Est. population

4,383/km²

67%

Employed

35%

Degree educated

£46,600

Median income

5.2%

Claimant rate

SuburbanMedium densityEstablished mixed

44

Community stability

Age profile

26%
19%
27%
17%
Under 1826%
18–3419%
35–4927%
50–6417%
65+12%

Tenure

23%
34%
32%
Own outright23%
Own (mortgage)34%
Private rent32%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

40%
16%
24%
White British40%
White Other16%
Asian24%
Black6%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine20%
No car household24%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent32%
Social rent10%

vs. London

Income vs London+11.0%
Price vs London-52.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
8
Local approval rate
100%
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)
2
Largest scheme
147 homes · WILLOW TREE PRIMARY SCHOOL, WILLOW TREE PRIMARY SCHOOL, ARNOLD ROAD, UB5 5EF
Pipeline pressure
NONE

Named schemes (500m)

WILLOW TREE PRIMARY SCHOOL, WILLOW TREE PRIMARY SCHOOL, ARNOLD ROAD, UB5 5EF147 homes
completed
LAND AT, LAND AT, DONCASTER GARDENS & DRIVE, EASTCOTE LANE, GAYLOR ROAD, UB5 4AZ95 homes
completed
12 -14, 12 -14, Sandown Way, Northolt, UB5 4HY10 homes
completed
7, 7, Wilsmere Drive, UB52 homes
completed
1, 1, Wilsmere Drive, Northolt, UB5 4JA2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
20.0%
Ward turnout
45%
Election year
2026
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Steve TuckwellConservative
Richard MillsConservative
John GarnerConservative

Stamp Duty & Affordability Calculator

Stamp duty on median price (£245,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB5 6YN

Full postcodeUB5 6YN
Postcode districtUB5
BoroughLondon Borough of Hillingdon
WardSouth Ruislip
Latitude51.554172
Longitude-0.380618
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