Land by postcode · HA area · HA4
What the open records say about the HA4 postcode district in Greater London: recent sales, planning designations and controls, and the council that decides applications. District-level facts to read before you sell or develop a plot in Ruislip.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07. This is market context for the district, not a land valuation: what a plot is worth depends on what can be built on it, which these figures do not show.
Sales in 24 months
1,099
Median sale price
£566,500
Median £ per m² of floor area
£6,853
Median, last 12m vs prior 12m
-4.3%
£575,000 → £550,000
Mix of sales: 15% detached, 32% semi-detached, 31% terraced, 22% flats.
New-build sales 2023–2024: 68 of 1,177 (6%). A rough proxy for recent building activity: these are homes sold by builders, not development sites.
For each designation on the planning.data.gov.uk register, the share of the 1137 live postcodes in HA4 whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
6 of 1137 postcodes
Hillingdon
81 of 1137 postcodes
Ruislip Village · Ruislip, Manor Way · Eastcote (Morford Way)
1133 of 1137 postcodes
3 separate directions recorded, each removing particular permitted development rights within a defined area.
No postcodes in HA4 fall inside: National Landscape (AONB), National Park.
Flood zones, tree preservation orders, local plan allocations, settlement boundaries and non-designated heritage are not included here and are checked in a full assessment.
1% of postcodes in HA4 are inside the Green Belt, so Ruislip has land both inside and outside it. Which side of the boundary a plot sits on determines whether the Green Belt tests apply to it at all.
100% of postcodes are covered by an Article 4 direction, which removes specific permitted development rights in that area, so changes that are automatic elsewhere need a planning application there.
These are district-level facts. The free assessment checks your actual boundary against the same registers and the local plan and tells you plainly what they mean for your plot.
Decided planning applications in HA4 since 2021, from the council registers, grouped by the kind of scheme a landowner might be weighing up. Extensions, conditions and tree works are left out. Counts, not estimates.
Taken from the units table on the planning form itself, so this is homes actually created, not a reading of the description. 39 decided since 2021, 20 refused, typically 99 days to a decision.
17 of 39
approved, 44%
47% across London
52 homes approved of 118 applied for
Approved examples
1-6 STATION PARADE ICKENHAM ROAD RUISLIP HA4 7DL (9 new homes)
Demolition of existing buildings and erection of a 3-storey building to provide 2 retail units on the ground floor and 8 residential units (...
Approved 2021-07-13, Hillingdon ref 75568/APP/2021/1151
GARAGES OFF GREEN WALK RUISLIP HA4 8NL (2 new homes)
Demolition of the existing garages and erection of 2 no. 3-bedroom semi-detached dwellinghouses, landscaping and parking
Approved 2023-05-03, Hillingdon ref 73047/APP/2023/103
GARAGE BLOCK SITE BETWEEN 43 - 44 AND 45 - 46 BERKELEY CLOSE RUISLIP HA4 6LE (2 new homes)
Redevelopment of garage site to provide a two storey building comprising 2 no. two-bedroom houses with associated parking and amenity space
Approved 2023-06-19, Hillingdon ref 69863/APP/2023/465
By the kind of plot, from the wording of each proposal:
24 decided since 2021, 10 refused, typically 100 days to a decision
11 of 24
approved, 46%
43% across London
Approved examples
1-6 STATION PARADE ICKENHAM ROAD RUISLIP HA4 7DL
Demolition of existing buildings and erection of a 3-storey building to provide 2 retail units on the ground floor and 8 residential units (...
Approved 2021-07-13, Hillingdon ref 75568/APP/2021/1151
155 CORNWALL ROAD RUISLIP HA4 6AG
Hip to gable conversion at No. 155 Cornwall Road and erection of an end of terrace house with associated landscaping and parking, following ...
Approved 2022-10-18, Hillingdon ref 77471/APP/2022/2522
GARAGES OFF GREEN WALK RUISLIP HA4 8NL
Demolition of the existing garages and erection of 2 no. 3-bedroom semi-detached dwellinghouses, landscaping and parking
Approved 2023-05-03, Hillingdon ref 73047/APP/2023/103
3 decided since 2021, 2 refused, typically 79 days to a decision
1 of 3
approved
49% across London
Approved examples
1 BOSTON GROVE RUISLIP HA4 7RY
Demolition of existing dwelling and detached garage and construction of new four-bedroom detached two storey dwelling
Approved 2022-05-20, Hillingdon ref 77051/APP/2022/427
3 decided since 2021, 1 refused, typically 71 days to a decision
2 of 3
approved
45% across London
Approved examples
63 HIGH STREET RUISLIP HA4 8JB
Change of use of from Office/Storage (Class E) and internal alterations to provide 1 x studio, 1 x 1 bed and 1 x 2 bed residential units (Cl...
Approved 2024-10-18, Hillingdon ref 3317/APP/2024/2048
9 LONG DRIVE RUISLIP HA4 0HH
Conversion of building (Use Class E) to 2no. dwellings (Use Class C3) (Application for Prior Approval under Schedule 2, Part 3, Class MA of ...
Approved 2025-10-23, Hillingdon ref 77227/APP/2025/2148
Also decided here: 34 applications for outbuildings, annexes or garden buildings, 30 approved, typically 56 days.
Decided planning applications (not extensions, conditions or tree works) in this postcode district from the councils' own registers, classified by the wording of each proposal. Counts, not estimates; where a class has fewer than three applications it is not shown.
Hillingdon covers 100% of the sampled postcodes in HA4.
Draw your boundary, tell us what you own, and an architect checks it against these registers and the local plan. Free, no obligation, and you get a straight written answer.
It depends on where the plot sits, not on the district average. In HA4, 1% of postcodes are in the Green Belt, 7% in a conservation area. On Green Belt or National Landscape plots a new home is the exception and needs a specific case; a replacement dwelling, a conversion or a modest extension is usually the realistic route there. Outside those designations the questions that decide it are whether the plot is inside or adjoining the settlement boundary in the local plan, whether it has its own road access, and what is next to it. A plot on the edge of a village or town with access has the best chance; an open field outside the settlement boundary rarely gets consent for housing whatever the market is doing.
Often, yes. 100% of postcodes in HA4 are under an Article 4 direction (3 separate directions), which withdraws particular permitted development rights, so an outbuilding, extension or change of use that is automatic elsewhere needs an application there. Outside those areas, permitted development applies to houses and their gardens but not to agricultural land or paddocks, where a new building or a new use normally needs permission or prior approval.
Developers look at three things before they talk about price: whether the plot is outside the Green Belt and any National Landscape, whether it sits inside or beside the settlement boundary, and what finished homes sell for. In HA4 the median sale is £566,500, and only 6% of 2023–2024 sales were new-build homes, so builders have been quiet here. A single plot usually goes to a local builder or a self-builder; a site for five or more homes attracts regional housebuilders, normally through an option or a conditional contract rather than an outright purchase, so the price you see quoted is not the price you receive.
There is no district figure for land, because a plot's value comes from what can be built on it, not from where it is. As a guide, a serviced plot with consent for one house commonly sells for around a third of the finished house value, which in HA4 would be measured against a £566,500 median sale. The same plot without consent, or inside the Green Belt, is worth a small fraction of that, and a paddock with no realistic route to consent is worth agricultural or amenity value only. The free check tells you which of those your plot is before you talk to anyone about a price.
Three places: Hillingdon's local plan and its policies map for the settlement boundary and allocations, the council's planning register for what has been approved or refused on neighbouring land, and planning.data.gov.uk for the national designations. That is an evening's work if you know what you are looking for. The alternative is to draw your boundary on this site: an architect checks it against the same records and writes back within 48 hours with a plain answer, free and without obligation.
Computed from open-data records; district-level, not plot-level measurements. Sales: HM Land Registry Price Paid Data (2024-08-01 to 2026-07-31), © Crown copyright, Open Government Licence. Designations: planning.data.gov.uk (OGL), retrieved 2026-09-05; conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open 2026.3.0, contains OS data © Crown copyright and database right 2026. Place name is the most common post town in the sales records. Figures computed 2026-09-06.