Local market reports › HA area › HA4
South Ruislip market report HA4, Ruislip
The standing HA4 (South Ruislip) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 26,109 completed sales registered with HM Land Registry in HA4 (Ruislip) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for HA4 (Ruislip) is £550,000, from 216 registered sales, up 7% on five years earlier; the mean is £578,400, and by floor area homes here have averaged about £6,450 per square metre over the last five years. Behind the figures sit 26,109 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
The postcode district HA4 covering Ruislip, Eastcote (west and south), South Ruislip sits in Ruislip. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where HA4 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.
Today's HA4 prices, from the sold record
216 sales were registered in HA4 in 2026, and the middle one of them, the median, went for £550,000. The mean works out at £578,400, somewhat above it, as happens wherever a market carries an expensive tail.
House prices per square metre in HA4
Measured by floor area, the last five years of HA4 sales average about £6,450 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.
For scale: the England and Wales median is £285,000, so HA4 trades 93% above the country as a whole.
The price of a typical HA4 home, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £550,000 | £550,000 | 216 |
| 2025 | £560,000 | £573,391 | 592 |
| 2024 | £580,000 | £616,659 | 590 |
| 2023 | £525,000 | £576,847 | 587 |
| 2022 | £535,000 | £627,349 | 727 |
| 2021 | £515,000 | £652,056 | 997 |
| 2020 | £490,000 | £635,785 | 585 |
| 2019 | £475,000 | £622,611 | 678 |
| 2018 | £475,000 | £633,184 | 621 |
| 2017 | £460,000 | £627,394 | 739 |
| 2016 | £460,000 | £643,545 | 663 |
| 2015 | £423,500 | £598,406 | 858 |
| 2014 | £370,000 | £524,910 | 852 |
| 2013 | £320,000 | £460,448 | 780 |
| 2012 | £303,000 | £445,978 | 796 |
| 2011 | £290,000 | £437,788 | 792 |
| 2010 | £287,000 | £450,090 | 738 |
| 2009 | £250,000 | £401,877 | 605 |
| 2008 | £272,000 | £445,865 | 623 |
| 2007 | £282,200 | £478,690 | 1,010 |
| 2006 | £250,000 | £433,968 | 1,124 |
| 2005 | £242,600 | £431,730 | 906 |
| 2004 | £235,000 | £426,806 | 1,071 |
| 2003 | £220,000 | £405,293 | 1,057 |
| 2002 | £190,000 | £357,483 | 1,181 |
| 2001 | £167,500 | £322,010 | 936 |
| 2000 | £147,000 | £288,488 | 903 |
| 1999 | £125,000 | £249,118 | 1,241 |
| 1998 | £112,500 | £227,089 | 958 |
| 1997 | £98,000 | £200,978 | 969 |
| 1996 | £85,000 | £179,261 | 964 |
| 1995 | £82,000 | £178,255 | 750 |
In cash terms the typical HA4 home went from £82,000 in 1995 to £550,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 209%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2021; the current median sits about 16% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the HA4 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 2000 (+17.6% on the year before); the weakest, 2009 (−8.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 32% of the typed total. A detached home currently trades at £865,000 against £340,000 for a flat, 2.5 times the price.
Median by property type, HA4
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £865,000 | 32 | 3,581 |
| Semi-detached | £665,000 | 64 | 8,483 |
| Terraced | £541,200 | 62 | 7,610 |
| Flats | £340,000 | 58 | 6,435 |
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.8% | −4.1% |
| 5 years (since 2021) | +1.3% | −3.3% |
| 10 years (since 2016) | +1.8% | −1.6% |
| 20 years (since 2006) | +4.0% | +1.2% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
How many homes change hands in HA4
Sales per year, counted
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 last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 451 sales completed in HA4. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 1,024 sales a year before the financial crisis and 542 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.
What homes rent for around HA4
For renting purposes HA4 sits in Hillingdon. The ONS average private rent there is £1,557 a month (May 2026). The spread runs from £1,241 a month for a typical one-bed to £2,616 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Hillingdon
ONS Price Index of Private Rents, May 2026.
Set against the £550,000 median sold price, £1,557 a month is £18,684 a year, a gross yield of 3.4%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
What people ask about HA4 (South Ruislip)
Is HA4 (South Ruislip) a good place to buy a house?
How much did a house sell for in HA4 (South Ruislip)?
Are property prices falling in HA4 (South Ruislip)?
Are HA4 prices heading up or down?
The record answers a different question than "what happens next": the median is up 7% over five years in cash but down 16% 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
Everything above is what homes in HA4 sold for. The live side of the market holds 30 homes at the moment, listed by 3 agents publishing to HomesIndex, at a typical asking price 12% below the HA4 median sold price.
37% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every HA4 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: HA prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the HA area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
HA4 ranks 4 of 10 in the HA area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Winners and losers across the HA area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside HA4, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| HA4 0 | £545,000 | 41 |
| HA4 6 | £530,000 | 52 |
| HA4 7 | £575,000 | 51 |
| HA4 8 | £702,500 | 29 |
| HA4 9 | £540,000 | 43 |
How HA4 compares nearby
Same city, different markets. The neighbouring districts of the HA area, dearest first:
| District | Median | 5-year |
|---|---|---|
| HA6 | £700,500 | +4% |
| HA5 | £700,000 | +7% |
| HA7 | £615,000 | +2% |
| HA3 | £575,000 | +13% |
| HA8 | £560,000 | +6% |
| HA4 (this report) | £550,000 | +7% |
| HA2 | £527,500 | +4% |
| HA9 | £525,000 | +8% |
| HA0 | £460,000 | -1% |
| HA1 | £437,500 | -3% |
Before you sell in HA4: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at HA4's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working HA4: the featured spot on this report is free for founding agents, one per district. Claim HA4.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about HA4. Free, with a one click sign in.
Two maps carry on from here: every HA4 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.