Lady Margaret · Ealing · Ealing Southall constituency · 51.53191, -0.37140

UB1 2NY— Lady Margaret, Ealing

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

High-connectivity investment target

 

Schools 100%Safety 64/100Transport 17/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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

Liveability
45
Safety
64
Schools
95
Transport
17
Environment
49
Investment
53

The bottom line

UB1 2NY offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catches: 59 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

UB1 2NY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.3% vs London avg
vs London crime+165.0% vs London avg

Deep-dive guides for UB1 2NY

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

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“High-connectivity investment target”

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How UB1 2NY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Gifford Primary School

Outstanding · Inspected May 2024 · 6 min walk

KS2: 107.2

★★

Secondary

Greenford High School

Good · Inspected Feb 2022 · 2 min walk

P8: +0.39A8: 52.5

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

172.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+136% vs borough

Crime by type

Other30%
Violence & sexual offences22%
Anti-social behaviour17%
Drug offences10%
Vehicle crime8%
Burglary5%
Theft4%
Robbery4%

Road safety

94

Road safety score

6

Accidents (5yr)

5

Serious within 200m

MEDIUM pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 2.3km

Crime is +165% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£3,788/m²
Price per ft²£352/ft²
Avg floor area60.9 m²

EPC breakdown

B
1%
C
37%
D
23%
E
6%

Based on 67 properties · Confidence: high

Street mix

Flat 96%Other 4%

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£152,250
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,738
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2025 · CAGR

+6%

Total change

+359%

Market Activity

Price Velocity & Acceleration

Current Velocity

+19.1%

per year

Acceleration

+5.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £125k–£150k · 52 sales

Property Type Mix

Total: 52 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£55k£72k+32.1%4.5
Post-dot-com plateau2001–2004£71k£136k+90.8%3.2
Pre-crash peak2005–2007£133k£149k+12%2.7
GFC & correction2008–2012£167k£154k-7.8%1
Help-to-Buy recovery2013–2016£137k£215k+57.5%3.5
Brexit uncertainty2017–2019£272k£240k-11.8%1
Pandemic surge2020–2021£240k£240k-0.2%1
Rate-rise correction2022–2023£244k£185k-24.1%2
Current market2024–2025£210k£250k+19%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
6%
District
7.3%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Northolt Underground StationCentral line
21.9 min walk
Southall

Nearby stations

Northolt Underground StationCentral
23 min walk
Greenford Underground StationCentral
26 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
37 min walk
SouthallNational Rail
37 min walk
Hanwell Rail StationElizabeth line
40 min walk
No bus stops within 400m

43

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria65 min ↑
Waterloo ★59 min
Canary Wharf62 min ↑
City63 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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park306m
Santander docks (800m)0
Nearest cycle dock9.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed408 Mbps
Median download405 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: 14.3 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Syon Park SSSI — 7.5 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

SOMERSET MEDICAL CENTRE

GUV HEALTH CENTRE, TAYWOOD ROAD, UB5 6WL

4 min walk

73%

Recommend GP

73%

Overall GP experience

6

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 2.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

6

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

4

Convenience

Nearest supermarketBest Foods Supermarket · 123 m
6 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)

250m

Post office

Nearby shops

Tesco Express67 m
Adil Halal Meat and Fresh Fish214 m
JJ Food and Wine228 m
Lady Margaret Superstore251 m

Nearby cafes

San Remo Café981 m

Nearby restaurants

Roosters Piri Piri109 m
China Gourmet180 m
Ceylon Chennai Xpress236 m
Little Istanbul282 m

Nearby pubs

Hare and Hounds247 m

Nearby gyms

Greenford Sports Centre138 m
PureGym1.1 km

Nearby pharmacies

Day and Night Pharmacy581 m

Nearby health

Northolt Family Practice188 m
St George's Medical Centre1.2 km
Food hygiene (5-star)47% of 58

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

AMRITSARI FISH FRY LIMITED
BHOPINDER SHARMA LTD
FEASH LTD
JANET CONTRACTORS LIMITED
LOCAL TEMP LTD

+4 more

Investment

Investment grade, yield and market outlook

53

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

35

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,247m
Crossrail 2 route15,875m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,412 nationally

1,612

Est. population

12,899/km²

52%

Employed

29%

Degree educated

£38,100

Median income

8.0%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

38

Community stability

Age profile

26%
19%
24%
18%
14%
Under 1826%
18–3419%
35–4924%
50–6418%
65+14%

Tenure

18%
25%
37%
19%
Own outright18%
Own (mortgage)25%
Private rent37%
Social rent19%
Shared ownership1%
Rent free0%

Ethnicity

15%
48%
White British15%
White Other12%
Asian48%
Black11%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine24%
No car household30%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent37%
Social rent19%

vs. London

Income vs London-9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
8
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)
8
Largest scheme
594 homes · Taylor Woodrow Complex, TAYLOR WOODROW COMPLEX, Adrienne Avenue, Southall, UB1 2QW
Pipeline pressure
NONE

Named schemes (500m)

Grand Union Village, Phase 11, GRAND UNION VILLAGE, Taywood Road172 homes
completed
Phase 12, Grand Union Village, Phase 12, Broadmead Road85 homes
completed
301-303 Ruislip Road, 301-303, Ruislip Road, Greenford, UB6 9FL50 homes
completed
HADFIELD HOUSE, HADFIELD HOUSE, ADRIENNE AVENUE, UB130 homes
completed
20, 20, Gosling Close, Greenford, UB6 9UE4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.9%
Election year
2026
MP
Deirdre Costigan (Labour)
MP majority
15,793
Constituency
Ealing Southall

Councillors

Karam Chand MohanLabour
Kamaldeep Kaur SahotaLabour
Swaran Singh PaddaLabour

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Key facts for UB1 2NY

Full postcodeUB1 2NY
Postcode districtUB1
BoroughLondon Borough of Ealing
WardLady Margaret
Latitude51.531915
Longitude-0.371402
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