Ruislip or Harefield: Which Is Better Value?
Ruislip averages £650,000 against £625,000 in Harefield, a gap of £25,000 or 4%. You would need £2,500 more deposit and about £132 a month more on a repayment mortgage at an assumed 5% over 25 years. Both charge the same Band D council tax.
Ruislip averages £650,000 against £625,000 in Harefield, a gap of £25,000 or 4%. You would need £2,500 more deposit and about £132 a month more on a repayment mortgage at an assumed 5% over 25 years. Both charge the same Band D council tax.
Price and deposit
The headline gap is £25,000, or 4%. On a 10% deposit that is £2,500 more cash to find before you start. Detached homes average £650,000 against £610,000.
Ruislip against Harefield
Town guides for each: Mortgage advice in Ruislip and Mortgage advice in Harefield.
Schools and families
Ruislip has more schools graded Outstanding at their last graded Ofsted inspection (before September 2024), with 3 against 2 in Harefield. Counting last graded Ofsted inspections (before September 2024), Ruislip has 3 schools and Harefield has 4 schools graded Good or better.
A strong catchment in the cheaper town can cost more than an average street in the dearer one. Compare catchments, not averages.
Running costs and getting to work
Both towns sit under the same authority, so Band D council tax is £2,045 either way.
The honest verdict
Harefield is cheaper to buy on these figures. Ruislip carries the higher price and, on this data, the stronger school profile.
Neither is right in the abstract. If the deposit is your constraint, the £2,500 difference matters more than anything else here. If catchment is the constraint, price follows the school you need.
What each town is actually like
Price is one axis. These are the things people move for, and the things they find out afterwards.
Ruislip
In its favour- A green, leafy Metroland Hillingdon suburb
- Metropolitan, Piccadilly, Central & Chiltern lines
- Strong local schools (several Outstanding)
- Ruislip Lido, its railway & the ancient woods
- A premium suburb for the borough
- Zone 6, longer journeys into the very centre
- Competitive for school places
- Traffic and noise on the A40 & main roads
Best for Families ★★★★★
Good local schools (Ruislip High, Sacred Heart and Lady Bankes are Outstanding), plus Ruislip Lido, the woods, Manor Farm and playing fields, and a solid multi-line commute, a strong family suburb.
Harefield
In its favour- A genuinely rural Hillingdon village
- Green belt, the Colne Valley, the canal & lakes
- More house & garden for the money
- The world-famous Harefield Hospital & ANZAC heritage
- No railway or Underground station in the village
- Life leans heavily on the car
- The nearest general A&E is a drive away (Uxbridge)
- Harefield Hospital is specialist, not an A&E
Best for Families ★★★★☆
A Good primary (Harefield Infant and Junior), the village secondary (Harefield School) and Outstanding schools a short drive away in Ickenham (Breakspear and Vyners), plus green belt, the Colne Valley, Bayhurst Wood and space to roam, a strong rural family village, though you drive to a wider choice of schools and the station.
Ruislip and Harefield, side by side
| Measure | Ruislip | Harefield |
|---|---|---|
| Average property price | £650,000 | £625,000 |
| Average detached | £650,000 | £610,000 |
| 10% deposit | £65,000 | £62,500 |
| Illustrative monthly payment | £3,420 | £3,288 |
| Band D council tax | £2,045 | £2,045 |
| Outstanding rated schools | 3 | 2 |
| Good rated schools | 0 | 2 |
Local averages used for illustration. Confirm your own figures before acting.
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