Northolt Mandeville · Ealing · Ealing North constituency · 51.55164, -0.36610

UB5 4DY— Northolt Mandeville, Ealing

Location and area intelligence for UB5 4DY, Northolt Mandeville, Ealing

The practical family move

 

Schools 100%Safety 78/100Transport 33/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
50
Safety
78
Schools
90
Transport
33
Environment
46
Investment
52

The bottom line

UB5 4DY offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 62 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

UB5 4DY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.2% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for UB5 4DY

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

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“The practical family move”

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How UB5 4DY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Petts Hill Primary School

Good · Inspected Mar 2023 · 5 min walk

KS2: 105.5

—

Secondary

Islip Manor High School

Not yet inspected · 9 min walk

P8: -0.21A8: 39.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 27 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.1 incidents per 1,000 residents

Better than 67% of London
↑ Rising 486.7%

from a low base — still below London average

-38% vs borough

Crime by type

Anti-social behaviour35%
Violence & sexual offences23%
Other17%
Vehicle crime10%
Drug offences7%
Burglary3%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 563m

Crime is 31% below 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.

UB5 district median

£350,000

Based on 97 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,382/m²
Price per ft²£593/ft²
Avg floor area79.5 m²

EPC breakdown

B
1%
C
7%
D
3%

Based on 11 properties · Confidence: medium

Street mix

Semi 6%Terraced 61%Flat 33%

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 yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£198,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

2000–2026 · CAGR

+6.8%

Total change

+448%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.5%

per year

Acceleration

-38.33

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached5.9%
Terraced64.7%
Flat/maisonette29.4%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£89k£89k+0%1
Post-dot-com plateau2001–2004£115k£145k+26.1%1.2
Pre-crash peak2005–2006£195k£213k+9%2
GFC & correction2008–2010£250k£190k-24%1
Help-to-Buy recovery2015–2015£360k£360k+0%1
Rate-rise correction2023–2023£493k£493k+0%2
Current market2026–2026£485k£485k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.2% alpha

Terraced+1.2% α
Local
5.3%
District
4.1%

CAGR over 18yr 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 Velocity75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Northolt Underground StationCentral line
5 min walk
Northolt Park

Nearby stations

Northolt Underground StationCentral
5 min walk
Northolt ParkNational Rail
10 min walk
Greenford Underground StationCentral
22 min walk
South Harrow Underground StationPiccadilly
22 min walk
Sudbury Hill Underground StationPiccadilly
27 min walk
No bus stops within 400m

23

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria63 min ↑
Waterloo68 min ↑
Canary Wharf76 min ↑
City ★62 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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park318m
Santander docks (800m)0
Nearest cycle dock9.8 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: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.3 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Harrow Weald SSSI — 8.1 km

Energy

Solar: 853 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): 1

Landslide susceptibility: Low

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 yield853.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MEADOW VIEW

141 MANDEVILLE ROAD, UB5 4LZ

5 min walk

79%

Recommend GP

79%

Overall GP experience

6

GPs within 1km

4

Dentists within 1km

Nearest hospitalCygnet Hospital · 2.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Crown (838 m)

Nearest supermarketCo-op Food · 966 m
1 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

Sweet Express419 m
The Village Superstore608 m
The Grapevine627 m
Sainsbury's Local666 m

Nearby cafes

Pierogarnia558 m
Take a Break585 m

Nearby restaurants

The Mandeville Arms320 m
Subway563 m
Oriental Chef594 m
Krispy Cod & Chips601 m

Nearby pubs

The Crown838 m

Nearby gyms

Northolt Leisure Centre332 m
PureGym1.1 km

Nearby health

The Grove Medical Practice555 m
Food hygiene (5-star)53% of 30

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

KEYS 2 SUCCESS CLOTHING LIMITED
LND SEO AGENCY LTD

Investment

Investment grade, yield and market outlook

52

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
5.4% (good)London avg: 3.8%Strong yield — top 16% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

24.9

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,468m
Crossrail 2 route16,363m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,922 nationally

1,949

Est. population

7,802/km²

56%

Employed

32%

Degree educated

£37,700

Median income

8.8%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

43

Community stability

Age profile

27%
20%
22%
20%
Under 1827%
18–3420%
35–4922%
50–6420%
65+12%

Tenure

24%
16%
43%
Own outright12%
Own (mortgage)24%
Private rent16%
Social rent43%
Shared ownership2%
Rent free3%

Ethnicity

23%
18%
28%
17%
White British23%
White Other18%
Asian28%
Black17%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine28%
No car household39%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Social rent43%
Private rent16%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
10
Local approval rate
57%
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)
158
Largest scheme
149 homes · Land At Dabb's Hill, Huntingdon Close, Northolt, UB5 4AX
Pipeline pressure
NONE

Named schemes (500m)

Land At Dabb's Hill, Huntingdon Close, Northolt, UB5 4AX149 homes
completed
Eastcote Lane North, West of Northolt Swimarama, Eastcote Lane36 homes
completed
Former Garage Site Adjacent To Perceval Court, Former Garage Site adjacent to Perceval Court, Newmarket Avenue, Northolt, UB5 4EN18 homes
completed
Land At Dabb's Hill, Huntingdon Close, Northolt, UB5 4AX5 homes
completed
1-16 Badminton Close, 1-16, Badminton Close, Northolt, UB5 4NA5 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.7%
Election year
2026
MP
James Murray (Labour (Co-op))
MP majority
12,519
Constituency
Ealing North

Councillors

Andrew BaileyLabour
Miriam Edna RiceLabour
Dominic MoffittLabour

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Key facts for UB5 4DY

Full postcodeUB5 4DY
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt Mandeville
Latitude51.551642
Longitude-0.366097
Parliamentary constituencyEaling North
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