Northolt Mandeville · Ealing · Ealing North constituency · 51.55269, -0.36985

UB5 4FT— Northolt Mandeville, Ealing

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

The practical family move

 

Schools 100%Safety 78/100Transport 32/100Yield 5.38%⚠ Knotweed sites nearby

Best for: Families

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

Liveability
50
Safety
78
Schools
90
Transport
32
Environment
47
Investment
66

The bottom line

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

The catches: 62 min to city — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB5 4FT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment 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 4FT

🛡️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🔒 Very Safe

“The practical family move”

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How UB5 4FT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Earlsmead Primary School

Good · Inspected Feb 2020 · 8 min walk

KS2: 105.7

—

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 · 28 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 746m

Crime is 31% below London average

Property

Prices, sales volume and market trends

Avg floor area60.1 m²

EPC breakdown

B
19%

Based on 19 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£150,250
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.22 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,738
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £75k–£100k · P75: £75k–£100k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Rate-rise correction2023–2023£83k£83k+0%1

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
Bottom 25% — limited connections
Northolt Underground StationCentral line
5.7 min walk
Northolt Park

Nearby stations

Northolt Underground StationCentral
6 min walk
Northolt ParkNational Rail
11 min walk
South Harrow Underground StationPiccadilly
23 min walk
Greenford Underground StationCentral
25 min walk
South Ruislip Underground StationCentral
26 min walk
No bus stops within 400m

18

Walkability score

23

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 park257m
Santander docks (800m)0
Nearest cycle dock10.1 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: 14.6 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
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

THE MEDICAL CENTRE

45 DONCASTER DRIVE, UB5 4AT

5 min walk

59%

Recommend GP

59%

Overall GP experience

5

GPs within 1km

3

Dentists within 1km

Nearest hospitalCygnet Hospital · 2.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

23

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 (896 m)

Nearest supermarketCo-op Food · 957 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)

1.0km

Post office

Nearby shops

Sweet Express518 m
The Village Superstore694 m
The Grapevine712 m
Sainsbury's Local722 m

Nearby cafes

Pierogarnia647 m
Take a Break672 m
Chef's Treat1.1 km

Nearby restaurants

The Mandeville Arms503 m
Subway652 m
Oriental Chef681 m
Krispy Cod & Chips687 m

Nearby pubs

The Crown896 m
The Horseshoe Bar1.1 km

Nearby gyms

Northolt Leisure Centre435 m

Nearby pharmacies

Kings Pharmacy1.0 km

Nearby health

The Grove Medical Practice659 m
Simpson House Medical Centre1.0 km
Abbey Dental South Harrow;Abbey Dental Practice1.0 km
Food hygiene (5-star)50% of 32

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
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

VISTA ATELIER LTD
WISE ACCOUNTANTS & BUSINESS ADVISORS LTD

Investment

Investment grade, yield and market outlook

66

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 score13/100
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

25.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,752m
Crossrail 2 route16,641m

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)
8
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
8
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)
160
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
Former Garage Site Adjacent To Perceval Court, Former Garage Site adjacent to Perceval Court, Newmarket Avenue, Northolt, UB5 4EN18 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 4FT

Full postcodeUB5 4FT
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt Mandeville
Latitude51.552692
Longitude-0.369852
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