Southall Broadway · Ealing · Ealing Southall constituency · 51.51274, -0.38043

UB1 2AY— Southall Broadway, Ealing

Location and area intelligence for UB1 2AY, Southall Broadway, Ealing

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 42/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
57
Safety
70
Schools
60
Transport
42
Environment
47
Investment
47

The bottom line

UB1 2AY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 57 min to waterloo — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB1 2AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-6.9% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for UB1 2AY

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How UB1 2AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Tudor Primary School

Not yet inspected · 5 min walk

KS2: 108.1

—

Secondary

Villiers High School

Not yet inspected · 8 min walk

P8: +0.55A8: 47.1

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 7 min walk

5 primaries · 1 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

97.6 incidents per 1,000 residents

Higher crime than 73% of London
↑ Rising 426.5%

+33% vs borough

Crime by type

Violence & sexual offences25%
Other22%
Anti-social behaviour18%
Vehicle crime15%
Drug offences8%
Robbery8%
Burglary3%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 447m

Crime is +50% above London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

UB1 district median

£418,936

Based on 100 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£35,363/m²
Price per ft²£3,285/ft²
Avg floor area93.3 m²

EPC breakdown

C
10%
D
17%
E
4%

Based on 31 properties · Confidence: high

Street mix

Terraced 95%Other 5%

LHA rates — Outer West London

Shared room£576/mo
1 bedroom£1000/mo
2 bedrooms£1300/mo
3 bedrooms£1475/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£233,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,738
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2021 · CAGR

+6.5%

Total change

+276%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.1%

per year

Acceleration

-107.25

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 18 sales

Property Type Mix

Total: 18 sales

Terraced100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£116k£116k+0%2
Post-dot-com plateau2002–2004£168k£179k+6.1%2
Pre-crash peak2005–2007£219k£235k+7.3%1.3
GFC & correction2010–2010£175k£175k+0%1
Help-to-Buy recovery2015–2016£345k£400k+15.9%1
Brexit uncertainty2017–2019£184k£398k+116.3%1
Pandemic surge2021–2021£434k£434k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
13.7%
District
12.9%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Southall Rail StationGreat Western Railway line
9.2 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
10 min walk
SouthallNational Rail
10 min walk
Hanwell Rail StationElizabeth line
36 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
37 min walk
Osterley Underground StationPiccadilly
50 min walk
No bus stops within 400m

43

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria63 min ↑
Waterloo ★57 min
Canary Wharf60 min ↑
City61 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)295
Nearest car park267m
Santander docks (800m)0
Nearest cycle dock10.0 km

Nearby car parks

🅿️
Herbert Road270 spaces
267m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G95%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.8 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Syon Park SSSI — 6.4 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,570 hrs/yr

Sunshine

577 mm/yr

Rainfall

23.3°C

Summer avg

2.9°C

Winter avg

Solar yield857.6 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE SALUJA CLINIC

36A NORTHCOTE AVENUE, UB1 2AY

0 min walk

75%

Recommend GP

75%

Overall GP experience

8

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 194 m
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

40

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Three Horseshoes (399 m)

Nearest supermarketDarbari Fancy Textiles · 210 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

761m

Post office

Nearby shops

Paul's Bakery410 m
Watan418 m
Manro Off Licence430 m
Cake Shop437 m

Nearby cafes

Rako Cafe458 m
Browns641 m

Nearby restaurants

Exotic Juice168 m
Noormahal Sweets169 m
Naanwala180 m
Falooda Village184 m

Nearby pubs

The Three Horseshoes399 m
The Plough528 m
Hambrough Tavern662 m

Nearby gyms

Southall Sports Centre532 m

Nearby pharmacies

Queens Pharmacy206 m
Sherry's Chemist427 m
Chana Chemist494 m

Nearby health

The Broadway Health Centre194 m
Inspire Dental444 m
St George's Medical Centre1.1 km
Food hygiene (5-star)37% of 222

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
13
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

BELLWOOD PROPERTIES LTD
DUTCHMOOR LIMITED
ENERGY CLEANING LTD
FIRST IMPACT LIMITED
GUNTI LIMITED

+12 more

Investment

Investment grade, yield and market outlook

47

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,569London avg: £1,950/mo
Gross yield
4.5% (average)London avg: 3.8%Strong yield — top 25% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

46.8

Price growth score

C
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,545m
Crossrail 2 route15,441m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,317 nationally

1,834

Est. population

17,325/km²

47%

Employed

25%

Degree educated

£39,100

Median income

7.9%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

27%
23%
21%
17%
Under 1827%
18–3423%
35–4921%
50–6417%
65+13%

Tenure

17%
23%
44%
Own outright18%
Own (mortgage)12%
Private rent23%
Social rent44%
Shared ownership3%
Rent free1%

Ethnicity

67%
16%
White British5%
White Other2%
Asian67%
Black16%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional14%
Routine / semi-routine30%
No car household44%
Unemployed7%
No qualifications32%

Housing tenure (Census 2021)

Social rent44%
Private rent23%

vs. London

Income vs London-6.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
31
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
19
Local approval rate
100%
Borough approval rate
24%
Opportunity area
Southall
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£1.8bn
Est. completion
2038

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
226
Largest scheme
618 homes · Southall Gas Works Site, Southall Gas Works, The Straight, Southall, UB1 1QX
Pipeline pressure
NONE

Named schemes (500m)

WIMPEY DEPOT SITE, WIMPEY DEPOT SITE, LANCASTER ROAD, DANE ROAD (119-121), UB1230 homes
completed
Former Jet Petrol Station, Former Jet Petrol Station, The Broadway, Southall, UB1 1QN38 homes
completed
LAND AT SOUTHALL COURT, LAND AT SOUTHALL COURT, LADY MARGARET ROAD, UB215 homes
completed
Land Between, Land Between 107 - 121, Abbotts Road, Southall, UB1 1HR8 homes
completed
21 Herbert Road, Herbert Road, Southall, UB1 1LH8 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
17.5%
Election year
2026
MP
Deirdre Costigan (Labour)
MP majority
15,793
Constituency
Ealing Southall

Councillors

Shahbaz AhmedLabour
Kamaljit Kaur NagpalLabour

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Key facts for UB1 2AY

Full postcodeUB1 2AY
Postcode districtUB1
BoroughLondon Borough of Ealing
WardSouthall Broadway
Latitude51.512742
Longitude-0.380430
Parliamentary constituencyEaling Southall
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey