Northolt Mandeville · Ealing · Ealing North constituency · 51.54967, -0.37156

UB5 4FN— Northolt Mandeville, Ealing

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

High-connectivity investment target

 

Schools 100%Safety 63/100Transport 40/100Yield 5.38%⚠ Knotweed sites nearby

Best for: Investors

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

Liveability
51
Safety
63
Schools
90
Transport
40
Environment
50
Investment
71

The bottom line

UB5 4FN offers exceptional schools (100% Good/Outstanding) — strong value for Investors who can accept its trade-offs.

The catches: 55 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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Location

UB5 4FN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+110.0% vs London avg

Deep-dive guides for UB5 4FN

🛡️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

“High-connectivity investment target”

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How UB5 4FN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Willow Tree Primary School

Good · Inspected Jul 2023 · 7 min walk

KS2: 104.5

—

Secondary

Islip Manor High School

Not yet inspected · 5 min walk

P8: -0.21A8: 39.3

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 · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

136.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 424.1%

+87% vs borough

Crime by type

Other28%
Violence & sexual offences19%
Anti-social behaviour17%
Theft11%
Vehicle crime11%
Burglary7%
Drug offences4%
Robbery4%

Stop & search

1.0

per 1,000 residents

→ Stable

trend

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 999m

Crime is +110% above London average

Property

Prices, sales volume and market trends

Avg floor area70.4 m²

EPC breakdown

B
21%
C
6%

Based on 27 properties · Confidence: medium

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£176,000
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.21 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Northolt StationCentral line
2.6 min walk
Northolt Park

Nearby stations

Northolt Underground StationCentral
3 min walk
Northolt ParkNational Rail
15 min walk
Greenford Underground StationCentral
24 min walk
South Ruislip Underground StationCentral
26 min walk
South Harrow Underground StationPiccadilly
27 min walk
No bus stops within 400m

29

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria ★55 min
Waterloo60 min ↑
Canary Wharf68 min ↑
City55 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 park195m
Santander docks (800m)0
Nearest cycle dock10.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 16.0 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: 14.6 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 61%
More green space than 82% of London

Nearest SSSI: Ruislip Woods SSSI — 6.6 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

ISLIP MANOR MEDICAL CENTRE

45 EASTCOTE LANE, UB5 5RG

4 min walk

67%

Recommend GP

67%

Overall GP experience

5

GPs within 1km

5

Dentists within 1km

Nearest hospitalCygnet Hospital · 3.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Crown (562 m)

Nearest supermarketCo-op Food · 601 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)

1.2km

Post office

Nearby shops

Sweet Express283 m
The Village Superstore398 m
Sainsbury's Local398 m
The Grapevine413 m

Nearby cafes

Pierogarnia362 m
Take a Break381 m
San Remo Café1.1 km

Nearby restaurants

Subway365 m
The Mandeville Arms382 m
Oriental Chef388 m
Krispy Cod & Chips393 m

Nearby pubs

The Crown562 m

Nearby gyms

Northolt Leisure Centre253 m
Larkspur Rovers FC771 m
PureGym925 m
Food hygiene (5-star)51% of 49

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

LONDONGRAD VIP LTD

Investment

Investment grade, yield and market outlook

71

Investment score

Strong

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

32.8

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,761m
Crossrail 2 route16,689m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,404 nationally

2,071

Est. population

4,781/km²

60%

Employed

36%

Degree educated

£45,900

Median income

6.4%

Claimant rate

Inner cityMedium densityEstablished mixed

42

Community stability

Age profile

26%
21%
24%
18%
Under 1826%
18–3421%
35–4924%
50–6418%
65+12%

Tenure

26%
25%
32%
16%
Own outright26%
Own (mortgage)25%
Private rent33%
Social rent16%
Shared ownership0%
Rent free0%

Ethnicity

23%
21%
29%
White British23%
White Other21%
Asian29%
Black12%
Mixed4%
Other11%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine21%
No car household28%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Private rent33%
Social rent16%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
12
Local approval rate
100%
Borough approval rate
24%
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
156
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
Northolt Mandeville (Former Mandeville School), Northolt Mandeville (Former Mandeville School), Eastcote Lane North43 homes
completed
Eastcote Lane North, West of Northolt Swimarama, Eastcote Lane36 homes
completed
Highway Adjacent To Northolt High School, Northolt High School, Eastcote Lane, Northolt, UB5 4HS27 homes
completed
The Plough Inn, The Plough Inn, Mandeville Road, Northolt, UB5 5HG18 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 4FN

Full postcodeUB5 4FN
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt Mandeville
Latitude51.549667
Longitude-0.371562
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