Lady Margaret · Ealing · Ealing Southall constituency · 51.52948, -0.36696

UB1 2HS— Lady Margaret, Ealing

Location and area intelligence for UB1 2HS, Lady Margaret, Ealing

The family fortress

 

Schools 100%Safety 76/100Transport 14/100Yield 4.49%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
48
Safety
76
Schools
90
Transport
14
Environment
52
Investment
61

The bottom line

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

The catches: 68 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB1 2HS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.3% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for UB1 2HS

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How UB1 2HS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Ravenor Primary School

Not yet inspected · 5 min walk

KS2: 106.6

★★

Secondary

Greenford High School

Good · Inspected Feb 2022 · 3 min walk

P8: +0.39A8: 52.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 24 min walk

5 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

59.2 incidents per 1,000 residents

Better than 55% of London
↑ Rising 5450.0%

-19% vs borough

Crime by type

Violence & sexual offences26%
Other22%
Anti-social behaviour18%
Burglary14%
Vehicle crime13%
Drug offences6%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 2.1km

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area101.8 m²

EPC breakdown

C
4%
D
6%
E
2%

Based on 12 properties · Confidence: medium

Street mix

Semi 13%Terraced 87%

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

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£254,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2020 · CAGR

+7.1%

Total change

+454%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.3%

per year

Acceleration

-8.80

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 14 sales

Property Type Mix

Total: 14 sales

Semi-detached14.3%
Terraced85.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£67k£95k+42.8%1.5
Post-dot-com plateau2002–2004£184k£235k+27.7%1
Pre-crash peak2005–2005£250k£250k+0%1
GFC & correction2011–2011£250k£250k+0%1
Help-to-Buy recovery2014–2016£310k£560k+80.6%1
Brexit uncertainty2018–2019£445k£425k-4.5%1.5
Pandemic surge2020–2020£369k£369k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1% alpha

Terraced-1% α
Local
7.1%
District
8.1%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Greenford

Nearby stations

Greenford Underground StationCentral
26 min walk
GreenfordNational Rail
26 min walk
Northolt Underground StationCentral
26 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
34 min walk
Hanwell Rail StationElizabeth line
35 min walk
No bus stops within 400m

23

Walkability score

3

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria72 min ↑
Waterloo ★68 min
Canary Wharf72 min ↑
City72 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

3

Car parks (800m)

2

EV chargers (800m)

Nearest car park651m
Santander docks (800m)0
Nearest cycle dock9.3 km

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 waterNONE
No assessed surface water flood risk
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: 13.9 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 64%
More green space than 88% of London

Nearest SSSI: Syon Park SSSI — 7.2 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): 1

Landslide susceptibility: Low

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

EASTMEAD AVENUE SURGERY

20 EASTMEAD AVENUE, UB6 9RB

5 min walk

73%

Recommend GP

73%

Overall GP experience

11

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 2.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

6

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

1

Convenience

Nearest supermarketBest Foods Supermarket · 375 m
9 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

346m

Post office

Nearby shops

Mleczko259 m
Adil Halal Meat and Fresh Fish368 m
JJ Food and Wine369 m
Lady Margaret Superstore370 m

Nearby restaurants

Chicken City206 m
China Gourmet368 m
Ceylon Chennai Xpress369 m
Little Istanbul375 m

Nearby pubs

Hare and Hounds302 m

Nearby gyms

Greenford Sports Centre281 m
Greenford Tennis Club699 m

Nearby pharmacies

Day and Night Pharmacy263 m

Nearby health

Northolt Family Practice598 m
Mansell Road Practice700 m
St George's Medical Centre1.0 km
Food hygiene (5-star)48% of 63

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

A2Z PROPERTIES SOLUTION LTD
BUSINESS INTELLIGENCE CONSULTING LTD
CLINICAL CONSULTANTS LIMITED
CRESVALE LTD
LEANSTUDIO LTD

+2 more

Investment

Investment grade, yield and market outlook

61

Investment score

Good

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

22

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,890m
Crossrail 2 route15,477m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,904 nationally

1,874

Est. population

12,714/km²

59%

Employed

35%

Degree educated

£38,100

Median income

6.0%

Claimant rate

Inner cityHigh densityEstablished mixed

48

Community stability

Age profile

26%
18%
25%
17%
14%
Under 1826%
18–3418%
35–4925%
50–6417%
65+14%

Tenure

29%
34%
27%
Own outright29%
Own (mortgage)34%
Private rent27%
Social rent9%
Shared ownership1%
Rent free1%

Ethnicity

19%
19%
31%
15%
White British19%
White Other19%
Asian31%
Black9%
Mixed6%
Other15%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine23%
No car household26%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent27%
Social rent9%

vs. London

Income vs London-9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
10
Local approval rate
100%
Borough approval rate
24%
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
2
Largest scheme
50 homes · 301-303 Ruislip Road, 301-303, Ruislip Road, Greenford, UB6 9FL
Pipeline pressure
NONE

Named schemes (500m)

301-303 Ruislip Road, 301-303, Ruislip Road, Greenford, UB6 9FL50 homes
completed
Land between , 268-270, Land between , 268-270, Allenby Road, UB18 homes
completed
115 Ruislip Road, Ruislip Road, Greenford, UB6 9QQ7 homes
completed
461-463, 461-463, Allenby Road, Southall, UB1 2HG6 homes
completed
Avon Court, Avon Court, Braund Avenue, Greenford, UB6 9JH4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.9%
Election year
2026
MP
Deirdre Costigan (Labour)
MP majority
12,519
Constituency
Ealing North

Councillors

Karam Chand MohanLabour
Kamaldeep Kaur SahotaLabour
Swaran Singh PaddaLabour

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Key facts for UB1 2HS

Full postcodeUB1 2HS
Postcode districtUB1
BoroughLondon Borough of Ealing
WardLady Margaret
Latitude51.529479
Longitude-0.366962
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