Norwood Green · Ealing · Ealing Southall constituency · 51.49294, -0.37423

UB2 5RW— Norwood Green, Ealing

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

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 17/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
49
Safety
73
Schools
90
Transport
17
Environment
64
Investment
53

The bottom line

UB2 5RW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 5RW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for UB2 5RW

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How UB2 5RW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Wolf Fields Primary School

Good · Inspected Oct 2021 · 4 min walk

KS2: 106.0

★★

Secondary

Heston Community School

Good · Inspected Dec 2022 · 13 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 · 13 min walk

10 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

3

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

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£7,109/m²
Price per ft²£660/ft²
Avg floor area138.4 m²

EPC breakdown

C
1%
D
11%
E
4%

Based on 16 properties · Confidence: medium

Street mix

Semi 43%Terraced 14%Detached 38%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield859 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£346,000
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+5.8%

Total change

+354%

Market Activity

Price Velocity & Acceleration

Current Velocity

-8.9%

per year

Acceleration

+14.18

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 20 sales

Property Type Mix

Total: 20 sales

Detached40%
Semi-detached45%
Terraced15%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£201k£201k+0%1
Post-dot-com plateau2004–2004£426k£426k+0%1
Pre-crash peak2005–2005£404k£404k+0%2
GFC & correction2008–2011£460k£460k+0%1
Help-to-Buy recovery2014–2016£670k£770k+14.9%1
Brexit uncertainty2017–2018£740k£800k+8.1%2
Rate-rise correction2022–2023£1.02m£1.30m+26.8%2
Current market2024–2025£1.00m£911k-8.9%1

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
17.6 min walk
Southall

Nearby stations

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

13

Walkability score

17

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

16

Car parks (800m)

0

EV chargers (800m)

Nearest car park337m
Santander docks (800m)0
Nearest cycle dock9.5 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: 14.7 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Syon Park SSSI — 4.9 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

CROSSLANDS SURGERY

1 CROSSLANDS AVENUE, UB2 5QY

2 min walk

85%

Recommend GP

85%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 2.1 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

75

Parks (1km)

2

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 (481 m)

Nearest supermarketMor Foods · 1.7 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)

1.8km

Post office

Nearby shops

Tesco Express481 m
Mini Punjab Convenience Store807 m
Heston Express823 m
Nisa Local858 m

Nearby cafes

Norwood Cafe720 m

Nearby restaurants

Star of India337 m
Lavish Lounge356 m
The Plough Inn (Restaurant)618 m
Chungs817 m

Nearby pubs

The Lamb481 m
The Plough623 m

Nearby gyms

The Dome Badminton Centre601 m
Heston Pools and Fitness718 m
Swift Road Outdoor Sports Centre1.0 km

Nearby health

Southall Medical Centre744 m
Hammond Road Surgery853 m
The Smile Studios983 m
Food hygiene (5-star)67% of 30

Business

Local businesses registered here

Active businesses
36
New (last 12 months)
7
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

ARJAN HARI LTD
ARJAN INVESTMENTS LIMITED
AS & BAKSHI LTD
AS & MK PROPERTIES LIMITED
BURNHAM CONVENIENCE LTD

+15 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 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

8/100

Velocity score

Future outlook

27.9

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,030m
Crossrail 2 route14,037m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
4
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)
15
Largest scheme
220 homes · Heston Pools And Fitness, Heston Leisure Centre and surrounding land, New Heston Road, Hounslow, TW5 0LW
Pipeline pressure
NONE

Named schemes (500m)

ELM VIEW, ELM VIEW, NORWOOD GREEN ROAD, UB2 4LA18 homes
completed
Former Norwood Green Police Station, Former Norwood Green Police Station 190, Norwood Road, Southall, UB2 4JT8 homes
completed
Axa House, Axa House, Blandford Road, Southall, UB2 4JY8 homes
completed
137 Norwood Road, 137 The Lamb P.H, Norwood Road, Southall, UB2 4JB4 homes
completed
299 Norwood Road, Norwood Road, Southall, UB2 4JJ4 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 5RW

Full postcodeUB2 5RW
Postcode districtUB2
BoroughLondon Borough of Ealing
WardNorwood Green
Latitude51.492936
Longitude-0.374232
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