Lady Margaret · Ealing · Ealing Southall constituency · 51.52676, -0.36999

UB1 2XA— Lady Margaret, Ealing

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

The family fortress

 

Schools 100%Safety 85/100Transport 14/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
50
Safety
85
Schools
90
Transport
14
Environment
51
Investment
48

The bottom line

UB1 2XA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 2XA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.1% vs London avg
vs London crime-46.0% vs London avg

Deep-dive guides for UB1 2XA

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How UB1 2XA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Lady Margaret Primary School

Not yet inspected · 5 min walk

KS2: 108.4

★★

Secondary

Greenford High School

Good · Inspected Feb 2022 · 6 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 · 20 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

35.0 incidents per 1,000 residents

Better than 75% of London
→ Stable

-52% vs borough

Crime by type

Violence & sexual offences34%
Other22%
Anti-social behaviour19%
Vehicle crime13%
Robbery6%
Drug offences5%
Burglary2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.7km

Crime is 46% below 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£6,934/m²
Price per ft²£644/ft²
Avg floor area83.7 m²

EPC breakdown

C
13%
D
11%
E
3%

Based on 27 properties · Confidence: medium

Street mix

Semi 19%Terraced 74%Flat 3%Other 3%

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£209,250
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, 300 mm loft insulation
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

1995–2026 · CAGR

+6.8%

Total change

+678%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.9%

per year

Acceleration

-64.45

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £100k–£125k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached20%
Terraced76.7%
Flat/maisonette3.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£129k+139.1%1.6
Post-dot-com plateau2002–2004£169k£210k+24.6%2.3
Pre-crash peak2007–2007£227k£227k+0%1
GFC & correction2008–2012£248k£242k-2.2%1.5
Brexit uncertainty2017–2019£460k£440k-4.3%1
Pandemic surge2021–2021£475k£475k+0%1
Rate-rise correction2023–2023£486k£486k+0%2
Current market2025–2026£635k£420k-33.9%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Terraced-0.6% α
Local
6.8%
District
7.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

23

Walkability score

1

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

3

Car parks (800m)

2

EV chargers (800m)

Nearest car park642m
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 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: 14.1 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Syon Park SSSI — 7.0 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 FHP O

76 SOMERSET ROAD, UB1 2TU

5 min walk

80%

Recommend GP

80%

Overall GP experience

13

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 1.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

65

Parks (1km)

6

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Hare and Hounds (616 m)

Nearest supermarketBest Foods Supermarket · 474 m
7 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)

657m

Post office

Nearby shops

Lady Margaret Superstore366 m
JJ Food and Wine386 m
Adil Halal Meat and Fresh Fish397 m
Tesco Express594 m

Nearby restaurants

Raunka336 m
Little Istanbul342 m
Ceylon Chennai Xpress379 m
China Gourmet425 m

Nearby pubs

Hare and Hounds616 m

Nearby gyms

Greenford Sports Centre518 m
Dormers Wells Leisure Centre1.1 km

Nearby pharmacies

Day and Night Pharmacy604 m

Nearby health

St George's Medical Centre660 m
Northolt Family Practice735 m
Food hygiene (5-star)39% of 54

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

CHAMBAL BROS LIMITED
ELYSIAN HEALTH LTD
OBYI HEALTH LIMITED
UB1 HOLDINGS LIMITED

Investment

Investment grade, yield and market outlook

48

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months2

Rental market

Medium

Demand

Medium

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

35.9

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,040m
Crossrail 2 route15,523m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,539 nationally

1,827

Est. population

17,509/km²

57%

Employed

30%

Degree educated

£42,900

Median income

5.5%

Claimant rate

SuburbanVery high densityMixed

42

Community stability

Age profile

28%
18%
23%
20%
Under 1828%
18–3418%
35–4923%
50–6420%
65+11%

Tenure

27%
26%
33%
14%
Own outright27%
Own (mortgage)26%
Private rent33%
Social rent14%
Shared ownership0%

Ethnicity

66%
White British5%
White Other8%
Asian66%
Black9%
Mixed2%
Other10%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine28%
No car household27%
Unemployed4%
No qualifications25%

Housing tenure (Census 2021)

Private rent33%
Social rent14%

vs. London

Income vs London+2.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
17
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
Largest scheme
50 homes · 301-303 Ruislip Road, 301-303, Ruislip Road, Greenford, UB6 9FL
Pipeline pressure
NONE

Named schemes (500m)

2 Hart Grove, Hart Grove, Southall, UB1 2UW3 homes
completed
57, 57, Somerset Road, Southall, UB1 2UD3 homes
completed
423, 423, Allenby Road, Southall, UB1 2HG3 homes
completed
400, 400, Lady Margaret Road, Southall, UB1 2NL2 homes
completed
59, 59, Rutland Road, Southall, UB1 2UR2 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 2XA

Full postcodeUB1 2XA
Postcode districtUB1
BoroughLondon Borough of Ealing
WardLady Margaret
Latitude51.526760
Longitude-0.369986
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