Norwood Green · Ealing · Ealing Southall constituency · 51.50257, -0.36958

UB2 4RE— Norwood Green, Ealing

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

 

Schools 100%Safety 74/100Transport 38/100Yield 5.09%⚠ Knotweed sites nearby

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
53
Safety
74
Schools
60
Transport
38
Environment
63
Investment
60

The bottom line

UB2 4RE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 59 min to waterloo — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB2 4RE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-3.6% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for UB2 4RE

🛡️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
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How UB2 4RE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Dairy Meadow Primary School

Not yet inspected · 3 min walk

KS2: 109.4

—

Secondary

Villiers High School

Not yet inspected · 10 min walk

P8: +0.55A8: 47.1

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.8 incidents per 1,000 residents

Higher crime than 54% of London
↑ Rising 742.9%

-3% vs borough

Crime by type

Anti-social behaviour35%
Violence & sexual offences26%
Other18%
Vehicle crime8%
Drug offences7%
Burglary3%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.0km

Crime is +9% above London average

Property

Prices, sales volume and market trends

Avg floor area67.8 m²

EPC breakdown

C
13%
D
22%
E
1%

Based on 36 properties · Confidence: high

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 costLow
Rebuild cost estimate£169,500
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
WallsSystem built, as built, no insulation (assumed)
RoofPitched, limited insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,521
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2015 · CAGR

+1.6%

Total change

+19%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.7%

per year

Acceleration

-31.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£105k£105k+0%1
GFC & correction2009–2009£133k£133k+0%1
Help-to-Buy recovery2015–2015£125k£125k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Southall StationElizabeth line line
8.1 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
9 min walk
SouthallNational Rail
9 min walk
Hanwell Rail StationElizabeth line
30 min walk
Osterley Underground StationPiccadilly
33 min walk
Boston Manor Underground StationPiccadilly
40 min walk
No bus stops within 400m

10

Walkability score

12

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

2

Car parks (800m)

2

EV chargers (800m)

Nearest car park701m
Santander docks (800m)0
Nearest cycle dock9.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

64%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed357 Mbps
Median download367 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: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.2 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 55%
More green space than 78% of London

Nearest SSSI: Syon Park SSSI — 5.1 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

MIDDLESEX URGENT DENTAL CARE PILOT

SMILE DENTAL TRIAGE, MARTIN HOUSE, 1 SWIFT RD, UB2 4RP

3 min walk

14

GPs within 1km

0

Dentists within 1km

5

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 1.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Lamb (739 m)

No restaurants within 800m — nearest: Mehfil Restaurant & Bar (729 m)

Nearest supermarketSira Cash and Carry · 908 m
9 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)

1.6km

Post office

Nearby shops

Morgan Off Licence186 m
Mace Convenience Express192 m
Toplocks Superstores382 m
Mini Punjab Convenience Store726 m

Nearby cafes

Norwood Cafe786 m
Browns806 m
Rako Cafe990 m

Nearby restaurants

Mehfil Restaurant & Bar729 m
Saravanaa Bhavan785 m
Lavish Lounge807 m
Star of India825 m

Nearby pubs

The Lamb739 m
The Plough867 m
The Three Horseshoes1.0 km

Nearby gyms

Swift Road Outdoor Sports Centre320 m
Osterley Sports Club727 m

Nearby pharmacies

KL Pharmacy386 m
Sherry's Chemist933 m
Chana Chemist998 m

Nearby health

Waterside Medical Centre410 m
Hammond Road Surgery754 m
Southall Medical Centre829 m
Inspire Dental916 m
Food hygiene (5-star)37% of 35

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

HSUDI LTD

Investment

Investment grade, yield and market outlook

60

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

27.3

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,718m
Crossrail 2 route14,249m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,536 nationally

1,667

Est. population

15,009/km²

43%

Employed

23%

Degree educated

£40,500

Median income

10.9%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

41

Community stability

Age profile

30%
22%
22%
15%
Under 1830%
18–3422%
35–4922%
50–6415%
65+12%

Tenure

19%
20%
48%
Own outright19%
Own (mortgage)12%
Private rent20%
Social rent48%
Shared ownership0%
Rent free2%

Ethnicity

55%
22%
White British5%
White Other4%
Asian55%
Black22%
Mixed2%
Other12%

Employment & lifestyle

Managerial / professional13%
Routine / semi-routine27%
No car household40%
Unemployed7%
No qualifications34%

Housing tenure (Census 2021)

Social rent48%
Private rent20%

vs. London

Income vs London-3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
12
Local approval rate
0%
Borough approval rate
24%
Historic landfill (400m)
1
Opportunity area
Southall
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3
Regeneration status
Active
Regeneration investment
£1.8bn
Est. completion
2038

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
308 homes · 25-27 Merrick Road, Merrick Road, Southall, UB2 4AU
Pipeline pressure
NONE

Named schemes (500m)

TOPLOCKS DEPOT, TOPLOCKS DEPOT, HAVELOCK ROAD, UB2186 homes
completed
Land At Toplocks, Land at Toplocks, Glade Lane, Southall, UB2 4PL26 homes
completed
Phases 1, Phases 1, Havelock Road, Southall, Middlesex, UB2 4NY4 homes
completed
103, 103, Havelock Road, Southall, UB2 4PB3 homes
completed
Land forming part of 103, Land forming part of 103, Havelock Road, Southall, UB2 4PB3 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

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Key facts for UB2 4RE

Full postcodeUB2 4RE
Postcode districtUB2
BoroughLondon Borough of Ealing
WardNorwood Green
Latitude51.502575
Longitude-0.369581
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
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