Norwood Green · Ealing · Ealing Southall constituency · 51.49590, -0.38443

UB2 5QA— Norwood Green, Ealing

Location and area intelligence for UB2 5QA, Norwood Green, Ealing

 

Schools 100%Safety 74/100Transport 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
49
Safety
74
Schools
100
Transport
20
Environment
62
Investment
53

The bottom line

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

The catch: 58 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB2 5QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+9.0% vs London avg

Deep-dive guides for UB2 5QA

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

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How UB2 5QA 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 · 5 min walk

P8: +0.63A8: 51.3

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 4 min walk

8 primaries · 1 secondaries · 1 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 1911.1%

-3% vs borough

Crime by type

Violence & sexual offences34%
Anti-social behaviour23%
Other22%
Vehicle crime9%
Drug offences4%
Burglary4%
Robbery3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

6

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.8km

Crime is +9% 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£4,858/m²
Price per ft²£451/ft²
Avg floor area75.5 m²

EPC breakdown

C
9%
D
32%
E
16%
F
1%
G
3%

Based on 61 properties · Confidence: high

Street mix

Semi 37%Terraced 61%Flat 2%

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£188,750
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

1995–2026 · CAGR

+6.6%

Total change

+618%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.8%

per year

Acceleration

-34.24

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached38.5%
Terraced61.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£52k£75k+43.5%1.6
Post-dot-com plateau2001–2004£123k£215k+74.4%3.5
Pre-crash peak2005–2007£183k£250k+36.6%1.7
GFC & correction2008–2012£224k£217k-2.9%1.7
Help-to-Buy recovery2015–2016£288k£295k+2.6%1.5
Brexit uncertainty2017–2017£325k£325k+0%1
Pandemic surge2020–2020£347k£347k+0%1
Rate-rise correction2023–2023£425k£425k+0%1
Current market2026–2026£375k£375k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+29.9% alpha

Weakest performer

Terraced

+0.8% alpha

Semi-detached+29.9% α
Local
41.3%
District
11.4%
Terraced+0.8% α
Local
9.1%
District
8.3%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

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 Velocity100
Seasonal Timing26
Trend Position100

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
14.3 min walk
Southall

Nearby stations

SouthallNational Rail
15 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
15 min walk
Hounslow West Underground StationPiccadilly
31 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
33 min walk
Osterley Underground StationPiccadilly
35 min walk
No bus stops within 400m

14

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria64 min ↑
Waterloo ★58 min
Canary Wharf61 min ↑
City62 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 park343m
Santander docks (800m)0
Nearest cycle dock10.2 km

Nearby car parks

🅿️
Norwood Road Car Park 2· yes
433m
🅿️
Norwood Road Car Park· yes
439m

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed481 Mbps
Median download442 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: 15.3 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 55%
Above average green space

Nearest SSSI: Kempton Park Reservoirs SSSI — 8.0 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

7 min walk

81%

Recommend GP

81%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 1.7 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

2

Convenience

Nearest supermarketB&B Super Shop · 716 m
1 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Tesco Express522 m
Mini Punjab Convenience Store563 m
Singhsbury's Local755 m
WHSmith868 m

Nearby cafes

Costa861 m

Nearby restaurants

Brilliant560 m
Star of India663 m
Lavish Lounge666 m
Karwan Restaurant Southall705 m

Nearby pubs

Old Oak Tree256 m
The Lamb620 m
Prince of Wales623 m

Nearby gyms

The Dome Badminton Centre283 m

Nearby health

Southall Medical Centre448 m
Hammond Road Surgery556 m
Food hygiene (5-star)31% of 134

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

A HOME READY LTD
BECKZ VISUALZ LTD
BHAMRA COMPANY LIMITED
CONNECT22 CONSULTANCY LIMITED
GURSIMRAN MART LTD

+9 more

Investment

Investment grade, yield and market outlook

53

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

32.8

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,735m
Crossrail 2 route14,817m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,756 nationally

2,555

Est. population

29,548/km²

55%

Employed

26%

Degree educated

7.6%

Claimant rate

SuburbanVery high densityRenters

32

Community stability

Age profile

29%
22%
25%
14%
Under 1829%
18–3423%
35–4925%
50–6414%
65+9%

Tenure

17%
22%
43%
Own outright18%
Own (mortgage)22%
Private rent44%
Social rent11%
Shared ownership7%
Rent free0%

Ethnicity

72%
White British4%
White Other4%
Asian72%
Black9%
Mixed2%
Other10%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine33%
No car household43%
Unemployed7%
No qualifications29%

Housing tenure (Census 2021)

Private rent44%
Social rent11%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
9
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
8
Local approval rate
33%
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)
25
Largest scheme
174 homes · NORWOOD WHARF, NORWOOD WHARF, KINGSBRIDGE ROAD, UB2 5RU
Pipeline pressure
NONE

Named schemes (500m)

NORWOOD WHARF, NORWOOD WHARF, KINGSBRIDGE ROAD, UB2 5RU174 homes
completed
Former Salisbury Depot, Former Salisbury Depot, Salisbury Road, Southall, UB2 5QJ103 homes
completed
FACTORY SITE, FACTORY SITE, GORDON ROAD, SOUTHALL, UB250 homes
completed
Adelaide Wharf And Gordon Road, Adelaide Wharf, Gordon Road, Southall, UB2 5QE25 homes
completed
378, 378, North Hyde Lane, Southall, UB2 5TQ10 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 5QA

Full postcodeUB2 5QA
Postcode districtUB2
BoroughLondon Borough of Ealing
WardNorwood Green
Latitude51.495901
Longitude-0.384427
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