Norwood Green · Ealing · Ealing Southall constituency · 51.49954, -0.37182

UB2 4RT— Norwood Green, Ealing

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 37/100Yield 5.09%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
52
Safety
74
Schools
60
Transport
37
Environment
63
Investment
64

The bottom line

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

The catches: 68 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB2 4RT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
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 4RT

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How UB2 4RT 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 · 4 min walk

KS2: 109.4

—

Secondary

Villiers High School

Not yet inspected · 13 min walk

P8: +0.55A8: 47.1

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 18 min walk

10 primaries · 0 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)

1

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.3km

Crime is +9% above London average

Property

Prices, sales volume and market trends

Avg floor area70.6 m²

EPC breakdown

C
4%
D
23%
E
1%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 11%Flat 89%

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£176,500
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)
Roof(another dwelling above)
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

2005–2023 · CAGR

+4.3%

Total change

+114%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.5%

per year

Acceleration

-39.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £75k–£100k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached12.5%
Flat/maisonette87.5%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2005–2005£98k£98k+0%1
GFC & correction2009–2010£83k£101k+22.4%1.5
Help-to-Buy recovery2013–2016£164k£220k+34.6%1
Rate-rise correction2023–2023£210k£210k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
11 min walk
SouthallNational Rail
11 min walk
Osterley Underground StationPiccadilly
31 min walk
Hanwell Rail StationElizabeth line
34 min walk
Hounslow West Underground StationPiccadilly
38 min walk
No bus stops within 400m

7

Walkability score

5

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge70 min ↑
Victoria72 min ↑
Waterloo ★68 min
Canary Wharf71 min ↑
City71 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)

2

EV chargers (800m)

Nearest car park458m
Santander docks (800m)0
Nearest cycle dock9.4 km

Nearby car parks

🅿️
Norwood Road Car Park 2· yes
705m
🅿️
Norwood Road Car Park· yes
759m

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: 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: 14.4 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 52%
More green space than 76% of London

Nearest SSSI: Syon Park SSSI — 5.0 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

4 min walk

8

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 9.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Lamb (380 m)

Nearest supermarketMor Foods · 1.0 km
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)

1.9km

Post office

Nearby shops

Mace Convenience Express262 m
Morgan Off Licence282 m
Mini Punjab Convenience Store490 m
Toplocks Superstores605 m

Nearby cafes

Norwood Cafe603 m
Browns965 m

Nearby restaurants

Lavish Lounge435 m
Star of India453 m
The Plough Inn (Restaurant)641 m
Mehfil Restaurant & Bar729 m

Nearby pubs

The Lamb380 m
The Plough638 m

Nearby gyms

Swift Road Outdoor Sports Centre348 m

Nearby pharmacies

KL Pharmacy610 m

Nearby health

Hammond Road Surgery536 m
Southall Medical Centre559 m
Waterside Medical Centre638 m
Food hygiene (5-star)39% of 46

Business

Local businesses registered here

Active businesses
3
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

E

High street health

Registered businesses

FALCON GAS AND HEATING LIMITED
M.CH ARTFUL TOUCH LIMITED
RAAD LONDON LIMITED

Investment

Investment grade, yield and market outlook

64

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

26.7

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,863m
Crossrail 2 route14,230m

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

Inner cityVery 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)
6
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
8
Local approval rate
0%
Borough approval rate
24%
Historic landfill (400m)
2
Opportunity area
Southall
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£1.8bn
Est. completion
2038

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
7
Largest scheme
308 homes · 25-27 Merrick Road, Merrick Road, Southall, UB2 4AU
Pipeline pressure
NONE

Named schemes (500m)

Phase 1B, Phase 1, Havelock Road, Southall, UB2 4NY10 homes
completed
Phases 1-4, Phases 1-4 (Outline), Havelock Road, Southall, UB2 4NY10 homes
completed
Axa House, Axa House, Blandford Road, Southall, UB2 4JY8 homes
completed
Former Norwood Green Police Station, Former Norwood Green Police Station 190, Norwood Road, Southall, UB2 4JT8 homes
completed
Phases 1, Phases 1, Havelock Road, Southall, Middlesex, UB2 4NY4 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 4RT

Full postcodeUB2 4RT
Postcode districtUB2
BoroughLondon Borough of Ealing
WardNorwood Green
Latitude51.499539
Longitude-0.371822
Parliamentary constituencyEaling Southall
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
Food Standards
Agency
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