Southall Green · Ealing · Ealing Southall constituency · 51.50306, -0.39056

UB2 5BW— Southall Green, Ealing

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

The family fortress

 

Schools 100%Safety 81/100Transport 20/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
51
Safety
81
Schools
100
Transport
20
Environment
79
Investment
52

The bottom line

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

The catch: 68 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB2 5BW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime-2.0% vs London avg

Deep-dive guides for UB2 5BW

🛡️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 UB2 5BW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Featherstone Primary and Nursery School

Outstanding · Inspected May 2024 · 8 min walk

KS2: 104.5

—

Secondary

Featherstone High School

Not yet inspected · Inspected Mar 2025 · 6 min walk

P8: +0.63A8: 51.3

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.4 incidents per 1,000 residents

Better than 51% of London
→ Stable

-13% vs borough

Crime by type

Violence & sexual offences36%
Vehicle crime20%
Anti-social behaviour19%
Other18%
Drug offences3%
Robbery2%
Theft1%
Burglary1%

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) · 1.4km

Crime is 2% below 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£5,172/m²
Price per ft²£481/ft²
Avg floor area80.6 m²

EPC breakdown

C
8%
D
28%
E
6%

Based on 42 properties · Confidence: high

Street mix

Semi 8%Terraced 92%

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£201,500
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

1995–2024 · CAGR

+7.5%

Total change

+708%

Market Activity

Price Velocity & Acceleration

Current Velocity

+146.4%

per year

Acceleration

+203.55

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 49 sales

Property Type Mix

Total: 49 sales

Semi-detached8.2%
Terraced91.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£52k£113k+116.3%1.8
Post-dot-com plateau2001–2004£100k£185k+84.5%4
Pre-crash peak2005–2007£195k£205k+5.4%1.7
GFC & correction2008–2010£185k£214k+15.4%2.3
Help-to-Buy recovery2014–2015£247k£265k+7.1%1.5
Brexit uncertainty2017–2018£309k£347k+12.3%1.5
Pandemic surge2021–2021£398k£398k+0%4
Rate-rise correction2022–2022£170k£170k+0%1
Current market2024–2024£420k£420k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
7.5%
District
7.6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
Southall Rail StationGreat Western Railway line
10.7 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
11 min walk
SouthallNational Rail
11 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
26 min walk
Hounslow West Underground StationPiccadilly
41 min walk
Osterley Underground StationPiccadilly
45 min walk
No bus stops within 400m

19

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge70 min ↑
Victoria77 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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park543m
Santander docks (800m)0
Nearest cycle dock10.7 km

Nearby car parks

🅿️
Featherstone Terrace Car Park
543m
🅿️
Norwood Road Car Park· yes
657m
🅿️
Norwood Road Car Park 2· yes
717m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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: 15.6 km away✗ Not Green Belt✗ Not AONB76% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 8.8 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

5 min walk

83%

Recommend GP

83%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 1.2 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

88

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Scotsman (277 m)

Nearest supermarketB&B Super Shop · 603 m
1 tennis courts

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)

2.1km

Post office

Nearby shops

Tesco Express587 m
Singhsbury's Local627 m

Nearby cafes

Parkside Yards Cafe377 m

Nearby restaurants

Brilliant347 m
Karwan Restaurant Southall446 m
Sanjha Chulla510 m
Mehfil Restaurant & Bar742 m

Nearby pubs

The Scotsman277 m
Prince of Wales461 m
Old Oak Tree896 m
Hambrough Tavern1.1 km

Nearby gyms

Southall Sports Centre843 m
Food hygiene (5-star)40% of 80

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

ALL IMPORTS UK LTD
BLUEWATER LONDON LTD
BUILD UR DREAMS LTD
D4S GROUP LIMITED
GREEN MEALS LTD

+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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months0

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

4/100

Velocity score

Future outlook

35.2

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,175m
Crossrail 2 route15,564m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,840 nationally

2,050

Est. population

26,557/km²

49%

Employed

23%

Degree educated

7.7%

Claimant rate

SuburbanVery high densityRenters

36

Community stability

Age profile

29%
20%
24%
16%
Under 1829%
18–3421%
35–4924%
50–6417%
65+10%

Tenure

27%
17%
43%
Own outright27%
Own (mortgage)17%
Private rent43%
Social rent12%
Shared ownership1%

Ethnicity

69%
15%
White British3%
White Other2%
Asian69%
Black10%
Mixed2%
Other15%

Employment & lifestyle

Managerial / professional13%
Routine / semi-routine34%
No car household33%
Unemployed7%
No qualifications32%

Housing tenure (Census 2021)

Private rent43%
Social rent12%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
2
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
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)
13
Largest scheme
143 homes · Former Featherstone Primary School, Former Featherstone Primary School, Featherstone Road
Pipeline pressure
NONE

Named schemes (500m)

Former Featherstone Primary School, Former Featherstone Primary School, Featherstone Road143 homes
completed
SOUTHALL FOOTBALL CLUB, SOUTHALL FOOTBALL CLUB, WESTERN ROAD, UB278 homes
completed
THE LORD WOLSELEY PH AND LAND TO REAR, THE LORD WOLSELEY PH AND LAND TO REAR, DUDLEY ROAD, UB218 homes
completed
1A Priory Way, 1A, Priory Way, Southall, UB2 5EB10 homes
completed
Eagle Court, Western Road, Southall, UB2 5EA9 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 5BW

Full postcodeUB2 5BW
Postcode districtUB2
BoroughLondon Borough of Ealing
WardSouthall Green
Latitude51.503062
Longitude-0.390557
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