Southall Green · Ealing · Ealing Southall constituency · 51.50073, -0.38411

UB2 5HA— Southall Green, Ealing

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

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 46/100Yield 5.09%

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
55
Safety
69
Schools
100
Transport
46
Environment
60
Investment
75

The bottom line

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

The catch: 53 min to waterloo — above average for this zone.

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Location

UB2 5HA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London crime+54.0% vs London avg

Deep-dive guides for UB2 5HA

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

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“High-connectivity investment target”

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How UB2 5HA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Clifton Primary School

Outstanding · Inspected Feb 2024 · 4 min walk

KS2: 106.5

—

Secondary

Featherstone High School

Not yet inspected · Inspected Mar 2025 · 3 min walk

P8: +0.63A8: 51.3

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

100.4 incidents per 1,000 residents

Higher crime than 75% of London
↑ Rising 504.4%

+37% vs borough

Crime by type

Other26%
Violence & sexual offences25%
Anti-social behaviour17%
Vehicle crime11%
Drug offences9%
Theft5%
Robbery4%
Burglary3%

Road safety

90

Road safety score

2

Accidents (5yr)

2

KSI (5yr)

7

Serious within 200m

HIGH pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

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

Crime is +54% above London average

Property

Prices, sales volume and market trends

Avg floor area49.2 m²

EPC breakdown

B
5%
C
13%
D
20%
E
2%
F
3%

Based on 43 properties · Confidence: high

Street mix

Semi 21%Detached 5%Flat 68%Other 5%

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 yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£123,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

2000–2020 · CAGR

+1%

Total change

+21%

Market Activity

Price Velocity & Acceleration

Current Velocity

-67.9%

per year

Acceleration

-229.32

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 16 sales

Property Type Mix

Total: 16 sales

Detached6.3%
Semi-detached25%
Flat/maisonette68.8%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£106k£106k+0%2
Post-dot-com plateau2001–2003£76k£250k+228.9%1
Pre-crash peak2005–2006£474k£165k-65.2%1.5
GFC & correction2009–2012£235k£163k-30.5%1.5
Help-to-Buy recovery2015–2016£95k£153k+61.1%1.5
Brexit uncertainty2018–2018£400k£400k+0%1
Pandemic surge2020–2020£129k£129k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-22.2% alpha

Flat/maisonette-22.2% α
Local
-14%
District
8.2%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

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
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
9 min walk
SouthallNational Rail
9 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
32 min walk
Hounslow West Underground StationPiccadilly
38 min walk
Osterley Underground StationPiccadilly
39 min walk
No bus stops within 400m

17

Walkability score

13

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

6

Car parks (800m)

3

EV chargers (800m)

Nearest car park147m
Santander docks (800m)0
Nearest cycle dock10.2 km

Nearby car parks

🅿️
Norwood Road Car Park· yes
147m
🅿️
Norwood Road Car Park 2· yes
203m
🅿️
Featherstone Terrace Car Park
306m

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 waterMEDIUM
Medium
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: 15.2 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Kempton Park Reservoirs SSSI — 8.5 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

BELMONT MEDICAL CENTRE

18-20 WESTERN ROAD, UB2 5DU

1 min walk

81%

Recommend GP

81%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 1.2 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Prince of Wales (573 m)

Nearest supermarketMor Foods · 868 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

1

Libraries (1km)

0

Cinemas (2km)

2.0km

Post office

Nearby shops

Tesco Express71 m
Mini Punjab Convenience Store385 m
Singhsbury's Local794 m
Big Boss Food and Wine796 m

Nearby cafes

Parkside Yards Cafe738 m
Browns802 m

Nearby restaurants

Karwan Restaurant Southall168 m
Sanjha Chulla193 m
Brilliant252 m
Mehfil Restaurant & Bar441 m

Nearby pubs

Prince of Wales573 m
Old Oak Tree671 m
The Lamb705 m
The Scotsman717 m

Nearby gyms

Swift Road Outdoor Sports Centre712 m
The Dome Badminton Centre802 m
Southall Sports Centre832 m

Nearby health

Hammond Road Surgery333 m
Southall Medical Centre380 m
Food hygiene (5-star)30% of 168

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

DESSERT WALE LTD
S&B LONDON LTD
SFD ( LONDON) LTD
SINGHS FOOD LTD
WOKSY LTD

Investment

Investment grade, yield and market outlook

75

Investment score

Strong

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

30.7

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,719m
Crossrail 2 route15,047m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,538 nationally

2,710

Est. population

15,517/km²

53%

Employed

25%

Degree educated

7.3%

Claimant rate

Inner cityVery high densityRenters

24

Community stability

Age profile

29%
21%
26%
17%
Under 1829%
18–3421%
35–4926%
50–6418%
65+7%

Tenure

13%
13%
60%
Own outright13%
Own (mortgage)13%
Private rent60%
Social rent13%
Shared ownership1%
Rent free0%

Ethnicity

78%
White British2%
White Other3%
Asian78%
Black6%
Mixed2%
Other9%

Employment & lifestyle

Managerial / professional13%
Routine / semi-routine33%
No car household57%
Unemployed7%
No qualifications32%

Housing tenure (Census 2021)

Private rent60%
Social rent13%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
12
Local approval rate
0%
Borough approval rate
24%
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)
41
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 Former Victory Public House, The Former Victory Public House, King Street, Southall, UB2 4DA23 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
2A Adelaide Road, 2A, Adelaide Road, Southall, UB2 5PX9 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 5HA

Full postcodeUB2 5HA
Postcode districtUB2
BoroughLondon Borough of Ealing
WardSouthall Green
Latitude51.500725
Longitude-0.384112
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