Norwood Green · Ealing · Ealing Southall constituency · 51.49340, -0.37285

UB2 5QU— Norwood Green, Ealing

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

The family fortress

 

Schools 100%Safety 73/100Transport 17/100Low yield 2.25%

Best for: Families

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

Liveability
50
Safety
73
Schools
90
Transport
17
Environment
65
Investment
40

The bottom line

UB2 5QU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £835,000 median — 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 5QU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+60.6% vs London avg
vs London income-5.0% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for UB2 5QU

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

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“The family fortress”

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How UB2 5QU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Khalsa Primary School

Not yet inspected · 3 min walk

KS2: 109.7

★★

Secondary

Heston Community School

Good · Inspected Dec 2022 · 14 min walk

P8: +0.30A8: 48.9

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 · 14 min walk

11 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

78.8 incidents per 1,000 residents

Higher crime than 60% of London
↑ Rising 866.7%

+8% vs borough

Crime by type

Violence & sexual offences25%
Other23%
Anti-social behaviour21%
Vehicle crime12%
Burglary7%
Drug offences6%
Robbery3%
Theft2%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

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) · 2.0km

Crime is +21% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£835,000

Median sale price

Top 25% — 61% above London median

£835,000 is 61% above the London median (£520,000)

+13.1%

This year

Semi-detached

Dominant type

Price history

5-year change
+28.5%
Sales (24 months)5
New build0.0%
Avg semi-detached£892,500
Avg terraced£800,000
Price per m²£6,508/m²
Price per ft²£605/ft²
Avg floor area135.5 m²

EPC breakdown

A
1%
B
1%
C
7%
D
10%
E
5%

Based on 24 properties · Confidence: medium

Street mix

Semi 64%Terraced 12%Detached 19%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

Stamp duty

Standard buyer£29,250
First-time buyerFTB
£29,250
Additional propertyBTL/2nd
£54,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

20.9×

Price-to-income

£4,177/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£338,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,955
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.9%

Total change

+632%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.6%

per year

Acceleration

+13.70

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £450k–£500k · 40 sales

Property Type Mix

Total: 40 sales

Detached20%
Semi-detached67.5%
Terraced12.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£122k£170k+39.3%2.2
Post-dot-com plateau2001–2004£174k£315k+81%1.3
Pre-crash peak2005–2006£325k£400k+23.1%1.5
GFC & correction2009–2012£450k£456k+1.3%1
Help-to-Buy recovery2013–2016£320k£355k+10.9%1.5
Brexit uncertainty2017–2018£695k£369k-47%1
Pandemic surge2020–2021£643k£650k+1.2%1.5
Rate-rise correction2023–2023£818k£818k+0%1
Current market2024–2025£800k£893k+11.6%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Semi-detached+0.3% α
Local
7%
District
6.7%

CAGR over 29yr 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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Southall StationElizabeth line line
17.3 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
18 min walk
SouthallNational Rail
18 min walk
Osterley Underground StationPiccadilly
25 min walk
Hounslow West Underground StationPiccadilly
30 min walk
Hounslow Central Underground StationPiccadilly
31 min walk
No bus stops within 400m

12

Walkability score

16

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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park319m
Santander docks (800m)0
Nearest cycle dock9.4 km

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 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.5 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Syon Park SSSI — 4.8 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

CROSSLANDS SURGERY

1 CROSSLANDS AVENUE, UB2 5QY

3 min walk

85%

Recommend GP

85%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 2.0 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

76

Parks (1km)

3

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Lamb (463 m)

Nearest supermarketMor Foods · 1.6 km
5 tennis courts1 swimming pools1 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)

2.6km

Post office

Nearby shops

Tesco Express588 m
Mini Punjab Convenience Store805 m
Heston Express878 m
Nisa Local911 m

Nearby cafes

Norwood Cafe611 m

Nearby restaurants

Star of India315 m
Lavish Lounge331 m
The Plough Inn (Restaurant)509 m
Chungs876 m

Nearby pubs

The Lamb463 m
The Plough514 m

Nearby gyms

The Dome Badminton Centre693 m
Heston Pools and Fitness788 m
Swift Road Outdoor Sports Centre994 m

Nearby health

Southall Medical Centre757 m
Hammond Road Surgery855 m
The Smile Studios1.0 km
Food hygiene (5-star)62% of 29

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

A.A.S.G PROPERTIES LIMITED
BUNCH PROPERTIES LTD
GLOBAL ENTERPRISE BUSINESS SOLUTIONS LTD
GURSIMAR UK LTD
ILOCUS LTD

+8 more

Investment

Investment grade, yield and market outlook

40

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.3%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,569London avg: £1,950/mo
Gross yield
2.3% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months2

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

17/100

Velocity score

Future outlook

49.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,933m
Crossrail 2 route13,976m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,302 nationally

1,841

Est. population

10,252/km²

53%

Employed

35%

Degree educated

£39,900

Median income

7.2%

Claimant rate

Inner cityHigh densityEstablished mixed

40

Community stability

Age profile

21%
26%
19%
19%
15%
Under 1821%
18–3426%
35–4920%
50–6419%
65+15%

Tenure

22%
20%
30%
28%
Own outright22%
Own (mortgage)20%
Private rent30%
Social rent28%
Shared ownership1%
Rent free0%

Ethnicity

61%
17%
White British10%
White Other5%
Asian61%
Black6%
Mixed1%
Other17%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine28%
No car household28%
Unemployed4%
No qualifications25%

Housing tenure (Census 2021)

Private rent30%
Social rent28%

vs. London

Income vs London-5.0%
Price vs London+60.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
5
Local approval rate
0%
Borough approval rate
24%
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
18 homes · ELM VIEW, ELM VIEW, NORWOOD GREEN ROAD, UB2 4LA
Pipeline pressure
NONE

Named schemes (500m)

ELM VIEW, ELM VIEW, NORWOOD GREEN ROAD, UB2 4LA18 homes
completed
6 Boundary Close, Boundary Close, Southall, UB2 4JW9 homes
completed
Axa House, Axa House, Blandford Road, Southall, UB2 4JY8 homes
completed
Land adjacent to 293, Land adjacent to 293, Norwood Road, Southall, UB2 4JJ8 homes
completed
Former Norwood Green Police Station, Former Norwood Green Police Station 190, Norwood Road, Southall, UB2 4JT8 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£835,000)

£29,250

Standard buyer

£29,250

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB2 5QU

Full postcodeUB2 5QU
Postcode districtUB2
BoroughLondon Borough of Ealing
WardNorwood Green
Latitude51.493403
Longitude-0.372847
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