Norwood Green · Ealing · Ealing Southall constituency · 51.50865, -0.35543

UB2 4FS— Norwood Green, Ealing

Location and area intelligence for UB2 4FS, Norwood Green, Ealing

The family fortress

 

Schools 100%Safety 73/100Transport 17/100Yield 11.41%

Best for: Families

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

Liveability
48
Safety
73
Schools
90
Transport
17
Environment
52
Investment
67

The bottom line

UB2 4FS offers exceptional schools (100% Good/Outstanding) and low crime at £165,000 median — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby and 63 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB2 4FS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London avg price-68.3% vs London avg
vs London income-3.6% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for UB2 4FS

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

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“The family fortress”

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How UB2 4FS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Dormers Wells Primary School

Good · Inspected Jun 2022 · 10 min walk

KS2: 106.9

—

Secondary

Dormers Wells High School

Not yet inspected · 16 min walk

P8: +0.64A8: 49.9

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

78.8 incidents per 1,000 residents

Higher crime than 60% of London
↑ Rising 421.2%

+8% vs borough

Crime by type

Violence & sexual offences30%
Other24%
Anti-social behaviour22%
Drug offences9%
Vehicle crime6%
Burglary4%
Robbery3%
Theft2%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

5

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.4km

Crime is +21% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£165,000

Median sale price

Bottom 25% — 68% below London median

£165,000 is 68% below the London median (£520,000)

+106.2%

This year

Flat

Dominant type

Price history

5-year change
+43.5%
Sales (24 months)7
New build0.0%
Avg flat£165,000
Price per m²£3,618/m²
Price per ft²£336/ft²
Avg floor area46.1 m²

EPC breakdown

B
3%
C
12%
D
8%
E
2%

Based on 25 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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£4,950

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

4.1×

Price-to-income

£825/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£115,250
Rebuild cost per m²£2,500/m²

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

Construction era2023
WallsAverage thermal transmittance 0.27 W/m²K
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,955
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2016–2025 · CAGR

+-6.1%

Total change

-43%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.5%

per year

Acceleration

+43.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 33 sales

Property Type Mix

Total: 33 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£290k£290k+0%7
Brexit uncertainty2017–2019£290k£120k-58.6%8.5
Pandemic surge2021–2021£115k£115k+0%1
Current market2024–2025£115k£165k+43.5%4

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-8.3% alpha

Flat/maisonette-8.3% α
Local
-6.1%
District
2.2%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out 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 Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hanwell Rail StationElizabeth line line
14.7 min walk
Hanwell

Nearby stations

Hanwell Rail StationElizabeth line
15 min walk
HanwellNational Rail
15 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
20 min walk
West Ealing Rail StationElizabeth line · Great Western Railway
31 min walk
Boston Manor Underground StationPiccadilly
32 min walk
No bus stops within 400m

23

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria ★63 min
Waterloo66 min ↑
Canary Wharf69 min ↑
City69 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park119m
Santander docks (800m)0
Nearest cycle dock8.3 km

Connectivity

Broadband and mobile coverage

0%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed20 Mbps
Median download20 Mbps
Superfast coverage0%
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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.1 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 19%
More green space than 89% of London

Nearest SSSI: Syon Park SSSI — 4.8 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

EALING ADULT LEARNING DISABILITY

1 ARMSTRONG WAY, UB2 4SD

4 min walk

17

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSt Bernards Hospital (West London Mental Health NHS Trust) · 626 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketLandis · 618 m
1 tennis courts2 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)

1.3km

Post office

Nearby shops

Toplocks Superstores947 m

Nearby cafes

The Burrow Cafe630 m

Nearby restaurants

McDonald's132 m
Greggs573 m
Kuya Fernando610 m

Nearby gyms

Osterley Sports Centre817 m
Osterley Sports Club892 m

Nearby pharmacies

KL Pharmacy942 m
Kings Pharmacy1.1 km

Nearby health

St Bernards Hospital (West London Mental Health NHS Trust)626 m
Ealing Hospital713 m
Waterside Medical Centre918 m
Food hygiene (5-star)62% of 21

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

JD NEXUS LIMITED
NATES TREND LTD
URBAN BOING BUY LIMITED

Investment

Investment grade, yield and market outlook

67

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
11.4% (high)London avg: 3.8%Strong yield — top 1% of London
Gentrification score26/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months6

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

50/100

Velocity score

Future outlook

63.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zoneConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,776m
Crossrail 2 route13,693m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,785 nationally

2,184

Est. population

5,086/km²

58%

Employed

40%

Degree educated

£40,500

Median income

8.3%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

45

Community stability

Age profile

27%
26%
21%
18%
Under 1827%
18–3426%
35–4921%
50–6418%
65+8%

Tenure

28%
40%
Own outright11%
Own (mortgage)28%
Private rent12%
Social rent40%
Shared ownership8%
Rent free0%

Ethnicity

49%
20%
White British9%
White Other7%
Asian49%
Black20%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine21%
No car household26%
Unemployed6%
No qualifications18%

Housing tenure (Census 2021)

Social rent40%
Private rent12%

vs. London

Income vs London-3.6%
Price vs London-68.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
5
Local approval rate
0%
Borough approval rate
24%
Opportunity area
Southall
Strategic industrial location
Yes
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£1.8bn
Est. completion
2038

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
Largest scheme
270 homes · St Bernards Hospital, St Bernards Hospital Site 1, Uxbridge Road, Southall, UB1 3HW
Pipeline pressure
NONE

Named schemes (500m)

Mill House, Mill House, Windmill Place, Windmill Lane, Southall, UB2 4NJ24 homes
completed
GOLFLINKS ESTATE, GOLFLINKS ESTATE, DORMERS WELLS LANE, UB122 homes
completed
Ironbridge House, Windmill Lane, Southall, UB2 4NJ12 homes
completed
St Bernards Hospital, Uxbridge Road, Southall, UB1 3HW10 homes
completed
Mill Lodge, Windmill Place7 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
12.0%
Election year
2026
MP
Deirdre Costigan (Labour)
MP majority
15,793
Constituency
Ealing Southall

Councillors

John MartinIndependent
Jags SangheraLabour
Ghulam MurtazaLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£165,000)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB2 4FS

Full postcodeUB2 4FS
Postcode districtUB2
BoroughLondon Borough of Ealing
WardNorwood Green
Latitude51.508654
Longitude-0.355429
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