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South Ruislip market report HA4 8, Ruislip
The standing HA4 8 (South Ruislip) property market report, rebuilt from the full public record every month. Everything below comes from 4,356 sales recorded by HM Land Registry in HA4 8 (Ruislip) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical HA4 8 (Ruislip) home changed hands for £702,500 in 2026 (median of 29 registered sales, up 26% on five years earlier), with the mean at £656,800, and by floor area homes here have averaged about £6,460 per square metre over the last five years. Source: 4,356 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like HA4 8 is a single group of streets within HA4 (Ruislip), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where HA4 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What HA4 8 homes really sell for
Across 29 registered 2026 sales, the typical (median) HA4 8 home went for £702,500. The mean is £656,800, below it, which usually means a cluster of very cheap recorded transfers is dragging the average down.
Price per square metre in HA4 8
Measured by floor area, the last five years of HA4 8 sales average about £6,460 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
The national median for England and Wales is £285,000, which puts HA4 8 146% above the country at large.
HA4 8's median sold price, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £702,500 | £702,500 | 29 |
| 2025 | £650,000 | £665,543 | 117 |
| 2024 | £677,800 | £720,641 | 110 |
| 2023 | £655,000 | £719,685 | 101 |
| 2022 | £615,000 | £721,158 | 131 |
| 2021 | £559,000 | £707,766 | 194 |
| 2020 | £570,000 | £739,587 | 114 |
| 2019 | £650,000 | £851,994 | 114 |
| 2018 | £570,000 | £759,821 | 114 |
| 2017 | £595,000 | £811,520 | 120 |
| 2016 | £475,000 | £664,530 | 126 |
| 2015 | £503,000 | £710,739 | 141 |
| 2014 | £370,000 | £524,910 | 193 |
| 2013 | £400,000 | £575,560 | 142 |
| 2012 | £360,000 | £529,875 | 174 |
| 2011 | £355,000 | £535,913 | 187 |
| 2010 | £365,000 | £572,414 | 176 |
| 2009 | £274,000 | £440,457 | 129 |
| 2008 | £282,500 | £463,077 | 119 |
| 2007 | £382,500 | £648,827 | 134 |
| 2006 | £335,000 | £581,517 | 156 |
| 2005 | £325,000 | £578,369 | 115 |
| 2004 | £300,000 | £544,859 | 159 |
| 2003 | £250,000 | £460,561 | 151 |
| 2002 | £246,000 | £462,847 | 154 |
| 2001 | £225,600 | £433,704 | 120 |
| 2000 | £186,000 | £365,025 | 143 |
| 1999 | £157,000 | £312,893 | 219 |
| 1998 | £167,000 | £337,101 | 117 |
| 1997 | £141,500 | £290,188 | 133 |
| 1996 | £115,200 | £242,952 | 126 |
| 1995 | £114,000 | £247,818 | 98 |
In cash terms the typical HA4 8 home went from £114,000 in 1995 to £702,500 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 183%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2019, and today's median remains roughly 18% under it: a 2019 buyer is still waiting to get that price back in today's money.
Year-on-year change in the HA4 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2015 (+35.9% on the year before); the weakest, 2008 (−26.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +8.1% | +5.6% |
| 5 years (since 2021) | +4.7% | −0.1% |
| 10 years (since 2016) | +4.0% | +0.6% |
| 20 years (since 2006) | +3.8% | +0.9% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Transaction volumes
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
The register shows 29 HA4 8 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 142 sales a year before the financial crisis and 98 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
The rental side of HA4 8
For renting purposes HA4 8 sits in Hillingdon. The ONS average private rent there is £1,557 a month (May 2026). A one-bed averages £1,241 a month here and a four-or-more-bed £2,616, so size does most of the work in setting the rent.
Average monthly rent by size, Hillingdon
ONS Price Index of Private Rents, May 2026.
Against the £702,500 median purchase price, a rent of £1,557 a month (£18,684 a year) works out at a 2.7% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
What kind of market HA4 8 is
Only 29 sales completed here in the last twelve months of data, which makes HA4 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Against the HA4 district median, HA4 8 sits 28% higher, marking it as a dearer pocket of the district.
What people ask about HA4 8 (South Ruislip)
Are property prices falling in HA4 8 (South Ruislip)?
Is HA4 8 (South Ruislip) a good place to buy a house?
How much did a house sell for in HA4 8 (South Ruislip)?
Where do HA4 8 prices go next?
The record answers a different question than "what happens next": the median is up 26% over five years in cash and flat after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in HA4 today
This is what you could actually buy today: 30 homes currently on the market from 3 agents publishing to HomesIndex.
These cover the whole HA4 district, not just HA4 8: live asking prices are collected per district.
37% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every HA4 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Moving up a bedroom in HA: the cost
What homes of each size actually sold for across the HA area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £610,000 | £830,000 (+36%) | £1,150,000 (+39%) | £1,600,000 (+39%) |
| Semi-detached | £475,000 | £535,000 (+13%) | £635,000 (+19%) | £780,000 (+23%) | £920,000 (+18%) |
| Terraced | £425,375 | £500,000 (+18%) | £575,000 (+15%) | £687,500 (+20%) | £820,000 (+19%) |
| Flat | £303,300 | £387,500 (+28%) | £525,000 (+35%) | — | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the HA area is the point: the same five years treated these districts very differently.
Winners and losers across the HA area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in HA4
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of HA4, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HA4 0 | £545,000 | 41 |
| HA4 6 | £530,000 | 52 |
| HA4 7 | £575,000 | 51 |
| HA4 9 | £540,000 | 43 |
Zoom out to the full HA4 district report for the type split, monthly volumes and how HA4 compares with its neighbours.
Selling in HA4 8? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in HA4 8, open the average prices map and zoom from the HA4 8 shading down to the sold homes on your own street. Every recorded HA4 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working HA4 8: the featured spot on this report is free for founding agents, one per district. Claim HA4 8.
Dig further
Behind the answers sits the same Land Registry record as this page, with HA4 8 already set as the subject. Free, one click sign in.
Two maps carry on from here: every HA4 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.