Southall Green · Ealing · Ealing Southall constituency · 51.50403, -0.38637

UB2 5AZ— Southall Green, Ealing

Location and area intelligence for UB2 5AZ, Southall Green, Ealing

 

Schools 100%Safety 71/100Transport 43/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
56
Safety
71
Schools
90
Transport
43
Environment
57
Investment
52

The bottom line

UB2 5AZ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: very high noise (65 dB) — check proximity to rail lines and 53 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB2 5AZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London crime+35.0% vs London avg

Deep-dive guides for UB2 5AZ

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

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How UB2 5AZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Blair Peach Primary School

Good · Inspected Jun 2023 · 6 min walk

KS2: 108.0

—

Secondary

Featherstone High School

Not yet inspected · Inspected Mar 2025 · 7 min walk

P8: +0.63A8: 51.3

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

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

88.1 incidents per 1,000 residents

Higher crime than 66% of London
↑ Rising 510.0%

+20% vs borough

Crime by type

Violence & sexual offences24%
Other22%
Anti-social behaviour21%
Vehicle crime13%
Drug offences7%
Burglary7%
Robbery4%
Theft2%

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) · 1.2km

Crime is +35% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

UB2 district median

£370,000

Based on 56 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£5,795/m²
Price per ft²£538/ft²
Avg floor area65.3 m²

EPC breakdown

B
9%
C
21%
D
41%
E
8%

Based on 79 properties · Confidence: high

Street mix

Semi 5%Terraced 73%Flat 22%

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 yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£163,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,738
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.4%

Total change

+550%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.2%

per year

Acceleration

-46.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £175k–£200k · 66 sales

Property Type Mix

Total: 66 sales

Semi-detached4.5%
Terraced72.7%
Flat/maisonette22.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£90k+49.2%3
Post-dot-com plateau2001–2004£115k£191k+65.5%3.5
Pre-crash peak2005–2007£183k£132k-27.7%4.3
GFC & correction2010–2011£210k£187k-11.1%2.5
Help-to-Buy recovery2013–2016£205k£370k+80.5%2
Brexit uncertainty2017–2019£375k£230k-38.7%1
Pandemic surge2021–2021£307k£307k+0%4
Rate-rise correction2023–2023£425k£425k+0%1
Current market2025–2025£390k£390k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Weakest performer

Flat/maisonette

-1.5% alpha

Terraced+0.6% α
Local
8.7%
District
8.1%
Flat/maisonette-1.5% α
Local
4.1%
District
5.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing3
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Southall Rail StationGreat Western Railway line
7 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
7 min walk
SouthallNational Rail
7 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
30 min walk
Hounslow West Underground StationPiccadilly
43 min walk
Hanwell Rail StationElizabeth line
43 min walk
No bus stops within 400m

23

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria59 min ↑
Waterloo ★53 min
Canary Wharf56 min ↑
City57 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)

3

EV chargers (800m)

Nearest car park263m
Santander docks (800m)0
Nearest cycle dock10.4 km

Nearby car parks

🅿️
Featherstone Terrace Car Park
263m
🅿️
Norwood Road Car Park· yes
542m
🅿️
Norwood Road Car Park 2· yes
591m

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 waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.3 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 34%
Less green space than 83% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 8.9 km

Energy

Solar: 859 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): None recorded

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 yield859.3 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

FEATHERSTONE ROAD HEALTH CENTRE

HARTINGTON ROAD, UB2 5BQ

2 min walk

83%

Recommend GP

83%

Overall GP experience

9

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 929 m
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

105

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Scotsman (587 m)

Nearest supermarketMor Foods · 686 m
1 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

1

Libraries (1km)

0

Cinemas (2km)

1.8km

Post office

Nearby shops

Tesco Express450 m
Big Boss Food and Wine602 m
Mini Punjab Convenience Store718 m
Singhsbury's Local882 m

Nearby cafes

Parkside Yards Cafe347 m
Browns634 m

Nearby restaurants

Karwan Restaurant Southall247 m
Sanjha Chulla282 m
Brilliant404 m
Mehfil Restaurant & Bar449 m

Nearby pubs

The Scotsman587 m
Prince of Wales678 m
Old Oak Tree990 m
Hambrough Tavern1.0 km

Nearby gyms

Southall Sports Centre563 m

Nearby pharmacies

Queens Pharmacy967 m

Nearby health

Hammond Road Surgery664 m
Southall Medical Centre753 m
Inspire Dental877 m
The Broadway Health Centre929 m
Food hygiene (5-star)31% of 172

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

ATAMJEET SINGH VIRK LTD
BAREILLY KITCHENS & BEDROOMS LTD
DELUX DESIGN AND BUILD LTD.
DIVERSE DIVAS NEW&PRELOVED STORE LTD
G JENNINGS UK LIMITED

+5 more

Investment

Investment grade, yield and market outlook

52

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
5.1% (good)London avg: 3.8%Strong yield — top 19% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

39.5

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,889m
Crossrail 2 route15,356m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,028 nationally

2,078

Est. population

24,727/km²

53%

Employed

26%

Degree educated

8.5%

Claimant rate

SuburbanVery high densityRenters

35

Community stability

Age profile

28%
21%
26%
17%
Under 1828%
18–3421%
35–4926%
50–6417%
65+8%

Tenure

19%
24%
41%
Own outright19%
Own (mortgage)24%
Private rent41%
Social rent11%
Shared ownership5%
Rent free0%

Ethnicity

73%
White British2%
White Other4%
Asian73%
Black9%
Mixed2%
Other11%

Employment & lifestyle

Managerial / professional14%
Routine / semi-routine33%
No car household43%
Unemployed7%
No qualifications31%

Housing tenure (Census 2021)

Private rent41%
Social rent12%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
10
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
14
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)
0
Regeneration status
Active
Regeneration investment
£1.8bn
Est. completion
2038

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
43
Largest scheme
618 homes · Southall Gas Works Site, Southall Gas Works, The Straight, Southall, UB1 1QX
Pipeline pressure
NONE

Named schemes (500m)

Former Featherstone Primary School, Former Featherstone Primary School, Featherstone Road143 homes
completed
The Bricklayers Arms, The Bricklayers Arms 61, Western Road, Southall, UB2 5HE19 homes
completed
THE LORD WOLSELEY PH AND LAND TO REAR, THE LORD WOLSELEY PH AND LAND TO REAR, DUDLEY ROAD, UB218 homes
completed
2 - 4, 2 - 4, King Street, Southall, UB2 4DA9 homes
completed
13-15, 13-15, Dudley Road, Southall, UB2 5AS5 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.4%
Election year
2026
MP
Deirdre Costigan (Labour)
MP majority
15,793
Constituency
Ealing Southall

Councillors

Jasbir Kaur AnandLabour
Kamaljit Singh DhindsaLabour
Peter Elijah Jonathan MasonLabour

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Key facts for UB2 5AZ

Full postcodeUB2 5AZ
Postcode districtUB2
BoroughLondon Borough of Ealing
WardSouthall Green
Latitude51.504030
Longitude-0.386373
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