Land by postcode · HA area · Ruislip
Ruislip covers the HA4 postcode district, in Greater London. Planning applications here are decided by the Hillingdon planning authority. Below: what homes sold for, which planning controls apply, and what that means before you sell or develop a plot in Ruislip.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07 across the HA4 district. This is market context for the town, 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 1,137 live postcodes in HA4 whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
6 of 1,137 postcodes
81 of 1,137 postcodes
Ruislip Village · Ruislip, Manor Way · Eastcote (Morford Way)
1,133 of 1,137 postcodes
3 separate directions recorded, each removing particular permitted development rights within a defined area. The largest named one is the Residential extensions.
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 Ruislip 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 town-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 Ruislip 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.
17 of 39
approved, 44%
48% across London
52 homes approved of 118 applied for
Approved examples
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
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
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
By the kind of plot, from the wording of each proposal:
24 decided since 2021, 10 refused
11 of 24
approved, 46%
45% across London
Approved examples
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
1 of 3
approved
51% 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
2 of 3
approved
46% across London
Approved examples
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.
Decided planning applications (not extensions, conditions or tree works) from the councils' own registers, summed across the 1 of 1 postcode districts in Ruislip that carry them, classified by the wording of each proposal. Counts, not estimates; within a district, a class with fewer than three applications is not counted.
Hillingdon covers 100% of the sampled postcodes in Ruislip.
Borough guide: Selling land in Hillingdon
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 town average. Across Ruislip, 1% of postcodes are in the Green Belt and 7% in a conservation area. on Green Belt or National Landscape plots a new home is the exception and needs a specific case, and a replacement dwelling, a conversion or a modest extension is usually the realistic route. 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.
Often, yes. 100% of postcodes in Ruislip 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 Ruislip 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 town 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 Ruislip 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.
Computed from open-data records; town-level, not plot-level measurements. Ruislip here means the postcode district whose most common post town is Ruislip. 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); conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open, contains OS data © Crown copyright and database right 2026. Figures computed 2026-10-19.