Northolt Mandeville · Ealing · Ealing North constituency · 51.55263, -0.36212

UB5 4EE— Northolt Mandeville, Ealing

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

Strong, well-rated schools nearby

 

Schools 80%Safety 77/100Transport 26/100Yield 5.38%

Best for: Families

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

Liveability
46
Safety
77
Schools
90
Transport
26
Environment
46
Investment
62

The bottom line

UB5 4EE 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 4EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.2% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for UB5 4EE

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How UB5 4EE 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 · 1 min walk

KS2: 105.5

—

Secondary

Rooks Heath School

Not yet inspected · 16 min walk

P8: +0.36A8: 47.8

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.9 incidents per 1,000 residents

Better than 59% of London
↑ Rising 416.7%

-26% vs borough

Crime by type

Other24%
Violence & sexual offences22%
Anti-social behaviour19%
Vehicle crime17%
Drug offences9%
Burglary4%
Robbery3%
Theft2%

Stop & search

0.6

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: Northolt Fire Station (G31) · 286m

Crime is 17% below London average

Property

Prices, sales volume and market trends

Avg floor area75.1 m²

EPC breakdown

C
8%
D
5%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 41%Flat 59%

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

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£187,750
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, filled cavity
Roof(another dwelling above)
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

1995–2021 · CAGR

+7.5%

Total change

+556%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.0%

per year

Acceleration

+9.80

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 31 sales

Property Type Mix

Total: 31 sales

Semi-detached41.9%
Flat/maisonette58.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£114k+114.6%1.3
Post-dot-com plateau2001–2004£98k£198k+102%1.7
Pre-crash peak2005–2007£228k£222k-2.4%2
GFC & correction2008–2010£201k£259k+28.9%2.5
Help-to-Buy recovery2013–2016£220k£321k+45.9%2.3
Brexit uncertainty2017–2017£319k£319k+0%2
Pandemic surge2021–2021£348k£348k+0%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Weakest performer

Semi-detached

-2.2% alpha

Flat/maisonette+0.8% α
Local
4.6%
District
3.8%
Semi-detached-2.2% α
Local
3.2%
District
5.4%

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

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Northolt ParkNational Rail
7 min walk
Northolt Underground StationCentral
8 min walk
South Harrow Underground StationPiccadilly
19 min walk
Greenford Underground StationCentral
20 min walk
Sudbury Hill Underground StationPiccadilly
23 min walk
No bus stops within 400m

13

Walkability score

63

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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park506m
Santander docks (800m)0
Nearest cycle dock9.6 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: 14.1 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Harrow Weald SSSI — 8.0 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

3 min walk

79%

Recommend GP

79%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

Nearest hospitalCygnet Hospital · 2.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Greenwood Hotel (740 m)

Nearest supermarketAbis Cash & Carry · 1.2 km
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)

1.2km

Post office

Nearby shops

Londis Off Licence621 m
Hafiz Shahzad Halal Meat643 m
Sweet Express658 m
Everest Supermarket678 m

Nearby cafes

Pierogarnia786 m
Take a Break811 m

Nearby restaurants

The Mandeville Arms516 m
Spicy Night569 m
Hollywood Pizza628 m
Harin698 m

Nearby pubs

The Greenwood Hotel740 m
O'Donnell's Bar908 m

Nearby gyms

Northolt Leisure Centre584 m

Nearby health

The Grove Medical Practice360 m
Food hygiene (5-star)40% of 35

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

SAMAVEDA STUDIOS LTD
SMACI LTD
SMACI PROPERTIES LTD
UK PHILIPPINES ASIA ATLANTIC (UKPAA) LIMITED

Investment

Investment grade, yield and market outlook

62

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
5.4% (good)London avg: 3.8%Strong yield — top 16% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

14.7

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,243m
Crossrail 2 route16,115m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,280 nationally

1,726

Est. population

11,252/km²

55%

Employed

38%

Degree educated

£37,700

Median income

8.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

28%
22%
24%
17%
Under 1828%
18–3422%
35–4924%
50–6417%
65+10%

Tenure

19%
18%
18%
42%
Own outright19%
Own (mortgage)18%
Private rent18%
Social rent42%
Shared ownership1%
Rent free1%

Ethnicity

22%
16%
31%
18%
White British22%
White Other16%
Asian31%
Black18%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine23%
No car household38%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent42%
Private rent18%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
10
Local approval rate
40%
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)
10
Largest scheme
34 homes · LAND REAR OF HOUSES, LAND REAR OF HOUSES, HALSBURY ROAD WEST, UB5
Pipeline pressure
NONE

Named schemes (500m)

LAND REAR OF, 28-58, LAND REAR OF, 28-58, WOOD END LANE, UB523 homes
completed
The Oast House PH, The Oast House, Petts Hill, Northolt, UB5 4NP14 homes
completed
3, 3, Castle Road, Northolt, UB5 4SD3 homes
completed
49 Kempton Avenue, 49, Kempton Avenue, Northolt, UB5 4HF2 homes
completed
2, 2, Wood End Lane, Northolt, UB5 4JL2 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 4EE

Full postcodeUB5 4EE
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt Mandeville
Latitude51.552629
Longitude-0.362123
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