Lady Margaret · Ealing · Ealing Southall constituency · 51.53016, -0.37554

UB1 2YF— Lady Margaret, Ealing

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

The family fortress

 

Schools 100%Safety 82/100Transport 12/100Yield 4.49%

Best for: Families

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

Liveability
48
Safety
82
Schools
95
Transport
12
Environment
69
Investment
59

The bottom line

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

The catch: 59 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB1 2YF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.3% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for UB1 2YF

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB1 2YF 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 · 8 min walk

KS2: 107.2

★★

Secondary

Greenford High School

Good · Inspected Feb 2022 · 5 min walk

P8: +0.39A8: 52.5

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.7 incidents per 1,000 residents

Better than 58% of London
→ Stable

-24% vs borough

Crime by type

Violence & sexual offences27%
Anti-social behaviour23%
Other18%
Drug offences15%
Vehicle crime8%
Burglary4%
Robbery3%
Theft2%

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) · 2.1km

Crime is 14% below London average

Property

Prices, sales volume and market trends

Avg floor area48.4 m²

EPC breakdown

C
5%
D
8%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Flat 100%

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£121,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1997–2019 · CAGR

+7.7%

Total change

+414%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.6%

per year

Acceleration

-18.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £150k–£175k · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£54k£72k+34.6%2
Post-dot-com plateau2002–2003£124k£143k+15.4%2.5
Pre-crash peak2006–2007£170k£167k-2.1%1.5
GFC & correction2008–2011£163k£128k-21.2%1
Help-to-Buy recovery2013–2016£190k£246k+29.7%1.5
Brexit uncertainty2019–2019£275k£275k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.3% alpha

Flat/maisonette-0.3% α
Local
8%
District
8.3%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

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

38

Walkability score

35

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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park150m
Santander docks (800m)0
Nearest cycle dock9.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 14.5 km away✗ Not Green Belt✗ Not AONB92% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 7.6 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): 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

2 min walk

73%

Recommend GP

73%

Overall GP experience

8

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 2.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

6

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

4

Convenience

No pubs within 400m — nearest: Hare and Hounds (576 m)

Nearest supermarketBest Foods Supermarket · 265 m
6 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)

589m

Post office

Nearby shops

Costcutter219 m
JJ Food and Wine231 m
Lady Margaret Superstore232 m
Adil Halal Meat and Fresh Fish233 m

Nearby cafes

San Remo Café1.1 km

Nearby restaurants

Ceylon Chennai Xpress231 m
Little Istanbul234 m
Raunka236 m
China Gourmet242 m

Nearby pubs

Hare and Hounds576 m

Nearby gyms

Greenford Sports Centre436 m

Nearby health

Northolt Family Practice346 m
St George's Medical Centre962 m
Food hygiene (5-star)47% of 47

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

E

High street health

Registered businesses

RIS3 LTD

Investment

Investment grade, yield and market outlook

59

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

7.3

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,489m
Crossrail 2 route16,040m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,361 nationally

2,281

Est. population

30,000/km²

58%

Employed

36%

Degree educated

£38,100

Median income

9.0%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

29

Community stability

Age profile

33%
21%
28%
14%
Under 1833%
18–3421%
35–4928%
50–6414%
65+4%

Tenure

19%
38%
28%
Own outright5%
Own (mortgage)19%
Private rent38%
Social rent28%
Shared ownership9%
Rent free1%

Ethnicity

14%
15%
32%
20%
White British14%
White Other15%
Asian32%
Black20%
Mixed7%
Other11%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine22%
No car household29%
Unemployed7%
No qualifications18%

Housing tenure (Census 2021)

Private rent38%
Social rent29%

vs. London

Income vs London-9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
6
Local approval rate
0%
Borough approval rate
24%
Historic landfill (400m)
1
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)
3
Largest scheme
594 homes · Taylor Woodrow Complex, TAYLOR WOODROW COMPLEX, Adrienne Avenue, Southall, UB1 2QW
Pipeline pressure
NONE

Named schemes (500m)

Taylor Woodrow Complex, TAYLOR WOODROW COMPLEX, Adrienne Avenue, Southall, UB1 2QW594 homes
completed
Grand Union Village, Phase 11, GRAND UNION VILLAGE, Taywood Road172 homes
completed
TAYLOR WOODROW DEPOT, TAYLOR WOODROW DEPOT, BROADMEAD ROAD, UB4111 homes
completed
Phase 12, Grand Union Village, Phase 12, Broadmead Road85 homes
completed
GRAND UNION VILLAGE (PHASE 9), GRAND UNION VILLAGE (PHASE 9), RUISLIP ROAD, BROADMEAD ROAD, GREENFORD, UB6 9QD44 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 2YF

Full postcodeUB1 2YF
Postcode districtUB1
BoroughLondon Borough of Ealing
WardLady Margaret
Latitude51.530165
Longitude-0.375545
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