Lady Margaret · Ealing · Ealing Southall constituency · 51.52176, -0.37065

UB1 2TF— Lady Margaret, Ealing

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

Strong, well-rated schools nearby

 

Schools 100%Safety 77/100Transport 14/100Yield 4.49%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
47
Safety
77
Schools
60
Transport
14
Environment
47
Investment
58

The bottom line

UB1 2TF 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 catch: 56 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB1 2TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.1% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for UB1 2TF

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How UB1 2TF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Lady Margaret Primary School

Not yet inspected · 3 min walk

KS2: 108.4

—

Secondary

Dormers Wells High School

Not yet inspected · 6 min walk

P8: +0.64A8: 49.9

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 13 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.3 incidents per 1,000 residents

Better than 62% of London
↑ Rising 750.0%

from a low base — still below London average

-31% vs borough

Crime by type

Violence & sexual offences35%
Anti-social behaviour26%
Other21%
Vehicle crime10%
Burglary5%
Theft3%
Drug offences0%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.2km

Crime is 23% below London average

Property

Prices, sales volume and market trends

Avg floor area94 m²

EPC breakdown

D
1%

Based on 1 properties · Confidence: very_low

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£235,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2019 · CAGR

+9.5%

Total change

+713%

Market Activity

Price Velocity & Acceleration

Current Velocity

+275.0%

per year

Acceleration

+158.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £450k–£500k · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached33.3%
Terraced66.7%

By decade

1990s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£60k£130k+116.8%1
Brexit uncertainty2019–2019£488k£488k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Southall StationElizabeth line line
21.8 min walk
Southall

Nearby stations

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

7

Walkability score

5

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria62 min ↑
Waterloo ★56 min
Canary Wharf59 min ↑
City60 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park611m
Santander docks (800m)0
Nearest cycle dock9.5 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 waterMEDIUM
Medium
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: 14.1 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Syon Park SSSI — 6.6 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): 2

Landslide susceptibility: Medium

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

DR SIVANESAN & PARTNER

WOODBRIDGE MEDICAL CENTRE, JUBILEE GARDENS, UB1 2TJ

2 min walk

83%

Recommend GP

83%

Overall GP experience

11

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Plough (932 m)

No restaurants within 800m — nearest: Raunka (856 m)

Nearest supermarketBest Foods Supermarket · 1.0 km
8 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)

540m

Post office

Nearby shops

Lady Margaret Superstore893 m
JJ Food and Wine915 m
Adil Halal Meat and Fresh Fish929 m
Costcutter987 m

Nearby restaurants

Raunka856 m
Little Istanbul864 m
Taste of Punjab898 m
Ceylon Chennai Xpress908 m

Nearby pubs

The Plough932 m
Hare and Hounds1.2 km

Nearby gyms

Dormers Wells Leisure Centre582 m
Greenford Sports Centre1.1 km

Nearby health

St George's Medical Centre269 m
Food hygiene (5-star)35% of 43

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

MNSR TRADERS LTD

Investment

Investment grade, yield and market outlook

58

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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

10.5

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,994m
Crossrail 2 route15,306m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,896 nationally

2,029

Est. population

7,771/km²

54%

Employed

30%

Degree educated

£43,300

Median income

5.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

44

Community stability

Age profile

24%
22%
21%
19%
13%
Under 1824%
18–3422%
35–4921%
50–6419%
65+13%

Tenure

34%
28%
35%
Own outright34%
Own (mortgage)28%
Private rent35%
Social rent4%
Shared ownership1%

Ethnicity

72%
White British3%
White Other6%
Asian72%
Black5%
Mixed1%
Other12%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine28%
No car household21%
Unemployed6%
No qualifications29%

Housing tenure (Census 2021)

Private rent35%
Social rent4%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
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)
12
Local approval rate
0%
Borough approval rate
24%
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
58
Largest scheme
43 homes · 56, Kingsbridge Crescent, Southall, UB1 2DL
Pipeline pressure
NONE

Named schemes (500m)

MOUNT PLEASANT HOSPITAL, MOUNT PLEASANT HOSPITAL, BRITTEN DRIVE, UB130 homes
completed
40-42, 40-42, ST. CRISPINS CLOSE, UB110 homes
completed
Site Of Former Jubilee Garden Health Centre, Site Adj. The Lodge, Jubilee Gardens9 homes
completed
The Lodge, The Lodge, Jubilee Gardens, Southall, UB1 2TJ8 homes
completed
57, 57, Somerset Road, Southall, UB1 2UD3 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 2TF

Full postcodeUB1 2TF
Postcode districtUB1
BoroughLondon Borough of Ealing
WardLady Margaret
Latitude51.521761
Longitude-0.370654
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