Norwood Green · Ealing · Ealing Southall constituency · 51.49513, -0.38386

UB2 5TJ— Norwood Green, Ealing

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

The family fortress

 

Schools 100%Safety 78/100Transport 19/100Yield 7.44%

Best for: Families

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

Liveability
49
Safety
78
Schools
100
Transport
19
Environment
80
Investment
59

The bottom line

UB2 5TJ offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £253,000 median — 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 5TJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Low

London Benchmarks

vs London avg price-51.3% vs London avg
vs London crime+25.0% vs London avg

Deep-dive guides for UB2 5TJ

🛡️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 5TJ 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 · 6 min walk

P8: +0.63A8: 51.3

100% of local schools rated Good or Outstanding · based on 18 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Greenfields Nursery School and Children's Centre

Not inspected · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

81.0 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+11% vs borough

Crime by type

Anti-social behaviour28%
Violence & sexual offences26%
Other24%
Vehicle crime10%
Drug offences6%
Theft3%
Robbery3%
Burglary1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.9km

Crime is +25% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£253,000

Median sale price

Bottom 25% — 51% below London median

£253,000 is 51% below the London median (£520,000)

+2.0%

This year

Flat

Dominant type

Price history

5-year change
+123.7%
Sales (24 months)7
New build0.0%
Avg flat£253,000
Price per m²£4,408/m²
Price per ft²£409/ft²
Avg floor area70 m²

EPC breakdown

B
35%
C
35%
D
6%

Based on 76 properties · Confidence: high

Street mix

Flat 97%Other 3%

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£150
First-time buyerFTB
£0
Additional propertyBTL/2nd
£7,740

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

£1,266/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£175,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,738
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2008–2026 · CAGR

+1.3%

Total change

+26%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.0%

per year

Acceleration

+7.12

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 74 sales

Property Type Mix

Total: 74 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2012£202k£190k-6%6.5
Help-to-Buy recovery2013–2016£183k£260k+42.5%8.5
Brexit uncertainty2018–2019£160k£114k-28.5%1.5
Rate-rise correction2022–2023£260k£220k-15.4%1
Current market2024–2026£264k£255k-3.2%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.8% alpha

Flat/maisonette-0.8% α
Local
1.3%
District
2.1%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

39out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Seasonal Timing0
Trend Position40

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
15.1 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
16 min walk
SouthallNational Rail
16 min walk
Hounslow West Underground StationPiccadilly
30 min walk
Osterley Underground StationPiccadilly
34 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
34 min walk
No bus stops within 400m

13

Walkability score

21

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

8

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)6
Nearest car park347m
Santander docks (800m)0
Nearest cycle dock10.2 km

Nearby car parks

🅿️
Norwood Road Car Park 2· yes
502m
🅿️
Norwood Road Car Park· yes
516m

Connectivity

Broadband and mobile coverage

100%

Full fibre

3%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed111 Mbps
Median download169 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: 15.3 km away✗ Not Green Belt✗ Not AONB77% green spaceTree canopy: 13%
More green space than 99% of London

Nearest SSSI: Kempton Park Reservoirs SSSI — 7.9 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

WELCOME PRACTICE

70-70A NORWOOD ROAD, UB2 4EY

6 min walk

76%

Recommend GP

76%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 1.8 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Old Oak Tree (282 m)

Nearest supermarketB&B Super Shop · 785 m
2 tennis courts1 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)

1.4km

Post office

Nearby shops

Tesco Express421 m
Mini Punjab Convenience Store605 m
WHSmith798 m

Nearby cafes

Costa791 m

Nearby restaurants

Star of India631 m
Lavish Lounge636 m
Brilliant655 m
Burger King783 m

Nearby pubs

Old Oak Tree282 m
The Lamb608 m
Prince of Wales705 m

Nearby gyms

The Dome Badminton Centre189 m

Nearby health

Southall Medical Centre487 m
Hammond Road Surgery606 m
Food hygiene (5-star)32% of 111

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

BABA DEEP SINGH JI TRANSPORT LIMITED
GKSS REMOVALS LTD
MR P COSMETICS LTD
MR P SALES LTD
SKSG PROPERTIES LTD

+2 more

Investment

Investment grade, yield and market outlook

59

Investment score

Good

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
7.4% (high)London avg: 3.8%Strong yield — top 7% of London
Gentrification score11/100
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

36.5

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,696m
Crossrail 2 route14,743m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,170 nationally

2,309

Est. population

10,579/km²

49%

Employed

24%

Degree educated

7.9%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

36

Community stability

Age profile

30%
19%
24%
17%
Under 1830%
18–3419%
35–4924%
50–6417%
65+10%

Tenure

25%
16%
38%
18%
Own outright25%
Own (mortgage)16%
Private rent38%
Social rent18%
Shared ownership3%

Ethnicity

71%
White British3%
White Other3%
Asian71%
Black11%
Mixed1%
Other11%

Employment & lifestyle

Managerial / professional13%
Routine / semi-routine34%
No car household35%
Unemployed6%
No qualifications30%

Housing tenure (Census 2021)

Private rent38%
Social rent18%

vs. London

Price vs London-51.3%

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)
6
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£253,000)

£150

Standard buyer

£0

First-time buyer

Save £150

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 5TJ

Full postcodeUB2 5TJ
Postcode districtUB2
BoroughLondon Borough of Ealing
WardNorwood Green
Latitude51.495129
Longitude-0.383864
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