Property investment stats for Ruislip, Middlesex
A complete guide to property investment in Ruislip.
Last updated: 3 November 2025
Investment summary
Ruislip sits comfortably within the London property market, offering a mix of stability and steady growth. The area’s capital growth over the past year of 1.4% and a three-year annualised growth rate of 1.0% suggest a market that moves at a measured pace, appealing to investors who value predictability over volatility. With a median price per square foot of £589 per sq ft, it’s not the cheapest part of London, but it’s far from the most expensive, reflecting its popularity among families and professionals. Owner-occupation is in the 75th percentile, which is high for London, while private renting sits in the 57th percentile, suggesting a balanced market with both long-term residents and renters.
Key investment stats for Ruislip
Median price per sq ft
£589 / sq ft
Average rental yield
4.8%
Capital growth (1y)
1.4%
Sales in past year
592
* Property stats calculated for last full calendar year (2024).
Live property stats in Ruislip
Live prices in Ruislip, Middlesex
* Extreme prices clipped for legibility
Properties for sale
Median price
£540,000
25% of properties below...
£340,000
75% of properties below...
£700,000
Most expensive property
£2,000,000
Live listings
320
Median days on market
60
Should you invest in Ruislip?
Opportunities
- Rental yields are competitive for London, with the area delivering average yields of 4.8%, and the top-performing postcode district offering 5.1%.
- Sales volumes remain healthy, with 592 transactions annually and properties typically taking 60 days to sell, supporting liquidity for investors.
- The large proportion of families in the 94th percentile and strong professional demographic in the 78th percentile underpin consistent demand for both houses and flats.
Risks
- The price-to-income ratio is 7.5, which may limit affordability for some buyers and put a ceiling on future price growth.
- The rent-to-income ratio of 27.7% could signal some affordability pressure for tenants, which might affect rental growth potential.
- The difference between achieved and asking prices, currently at £7,000 (the typical achieved discount), suggests buyers may have room to negotiate, potentially impacting returns for sellers.
Outlook
Looking ahead, Ruislip’s property market seems set to continue its steady trajectory. The combination of a strong family presence, high owner-occupation and a professional population in the 78th percentile should provide stability, even if rapid growth is unlikely in the short term. Investors can expect demand to remain underpinned by these demographics, especially for family-sized homes and well-located flats.
With average rental yields of 4.8% and a market where properties typically sell within 60 days, liquidity should remain reasonable. While affordability metrics like the price-to-income ratio of 7.5 and rent-to-income ratio of 27.7% bear watching, the fundamentals suggest Ruislip will continue to be a reliable, if unspectacular, choice for property investors seeking long-term stability.
Property market trends in Ruislip
Average yield (%)
* 2025 data for YTD
Median price per sq ft (£/sq ft)
* 2025 data for YTD
Live properties in Ruislip
Investment properties in Ruislip, Middlesex
£580,000 - Offers in Excess of
2 bedroom cottage for sale
Breakspear Road, Ruislip
£350,000
3 bedroom apartment for sale
Ruislip Court, Ruislip, Middlesex
£350,000 - Offers in Excess of
2 bedroom flat for sale
Wilsmere Drive, Northolt, UB5
£1,000,000 - Offers in Excess of
4 bedroom detached house for sale
Kingsend, Ruislip, HA4
£145,000
1 bedroom apartment for sale
Wood Lane, Ruislip, Middlesex
£220,000 - Offers Over
1 bedroom flat for sale
Carmichael Close, Ruislip, HA4
Achieved vs asking prices
Key takeaway: Balanced market
Typical discounts are limited but real — expect to achieve a reduction off asking.
Headline stats
• Median discount: £7,000
• 1 in 4 properties sell at > £20,000 below asking
• 1 in 10 properties sell at > £30,000 below asking
In percentage terms:
• Median discount of 1.1%
• 25% of properties discounted by > 3.3%
• 10% of properties discounted by > 4.5%
Best places to invest in Ruislip
Top postcodes for rental yield and (annualised) capital growth
Nearby and related areas
Data sources
GeoGlider calculates property investment stats by blending official and proprietary datasets. Here's a quick overview of key sources and how we use them:
HM Land Registry: Property transaction and sold-price records for England & Wales used to calculate historical capital growth, price levels and comparables.
Office for National Statistics (ONS): Demographic and economic indicators for the UK, including Census 2021, supporting area profiling and market context.
Ordnance Survey: Authoritative UK geospatial data powering accurate boundaries, roads and terrain for mapping and spatial analysis.
GeoProp: Our proprietary AI pipeline that processes millions of property listings to extract rich features and live market signals.
Department for Levelling Up, Housing & Communities: Energy Performance Certificate (EPC) scores and property floor areas.
HM Revenue & Customs (HMRC): Household income and employment data to understand local affordability and economic conditions.
Data is updated continuously, matched across sources and rigorously validated.