Northolt Mandeville · Ealing · Ealing North constituency · 51.55285, -0.36572

UB5 4HF— Northolt Mandeville, Ealing

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

The practical family move

 

Schools 100%Safety 78/100Transport 31/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
49
Safety
78
Schools
90
Transport
31
Environment
46
Investment
52

The bottom line

UB5 4HF 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 4HF

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 4HF

🛡️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 4HF 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 · 4 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 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 26 min walk

2 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) · 471m

Crime is 31% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,549/m²
Price per ft²£516/ft²
Avg floor area84.4 m²

EPC breakdown

B
1%
C
18%
D
17%
E
3%

Based on 39 properties · Confidence: high

Street mix

Semi 5%Terraced 95%

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£211,000
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
RoofPitched, 200 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

1997–2025 · CAGR

+6.2%

Total change

+440%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.4%

per year

Acceleration

+6.61

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached5.1%
Terraced94.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£87k£118k+35.6%1
Post-dot-com plateau2001–2004£132k£209k+58%2.2
Pre-crash peak2005–2007£212k£232k+9.4%2.7
GFC & correction2009–2009£245k£245k+0%1
Help-to-Buy recovery2013–2016£284k£410k+44.4%1.2
Brexit uncertainty2017–2019£415k£266k-35.8%1.7
Pandemic surge2021–2021£410k£410k+0%2
Rate-rise correction2023–2023£460k£460k+0%2
Current market2024–2025£450k£470k+4.4%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Terraced-0.6% α
Local
4.2%
District
4.8%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing0
Trend Position40

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
6.6 min walk
Northolt Park

Nearby stations

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

19

Walkability score

40

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 park453m
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 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

THE GROVE MEDICAL PRACTICE

81 DANEMEAD GROVE, UB5 4NY

4 min walk

84%

Recommend GP

84%

Overall GP experience

6

GPs within 1km

2

Dentists within 1km

Nearest hospitalCygnet Hospital · 2.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown (972 m)

Nearest supermarketCo-op Food · 1.1 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)

1.3km

Post office

Nearby shops

Sweet Express554 m
Hafiz Shahzad Halal Meat693 m
Everest Supermarket733 m
The Village Superstore744 m

Nearby cafes

Pierogarnia694 m
Take a Break720 m

Nearby restaurants

The Mandeville Arms456 m
Spicy Night602 m
Hollywood Pizza675 m
Subway699 m

Nearby pubs

The Crown972 m
O'Donnell's Bar991 m

Nearby gyms

Northolt Leisure Centre466 m

Nearby health

The Grove Medical Practice430 m
Food hygiene (5-star)49% of 35

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

A1 CIVIL ENGINEERING LIMITED
A1 CONCRETE & PUMPING LTD
A1 READYMIX CONCRETE LIMITED
BLUE BLACKS LONDON LTD
HEATHROW MALAYALI CRICKET CLUB LIMITED

+5 more

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

32.2

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,487m
Crossrail 2 route16,365m

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)
5
Planning apps (3 years)
8
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)
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
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
Garage site off, Garage site off, Dabbs Hill Lane, Northolt, UB5 4AP4 homes
completed
3, 3, Castle Road, Northolt, UB5 4SD3 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 4HF

Full postcodeUB5 4HF
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt Mandeville
Latitude51.552850
Longitude-0.365721
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