North Greenford · Ealing · Ealing North constituency · 51.55462, -0.35395

UB5 4JP— North Greenford, Ealing

Location and area intelligence for UB5 4JP, North Greenford, Ealing

The family fortress

 

Schools 75%Safety 78/100Transport 27/100Yield 5.38%

Best for: Families, Investors

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

Liveability
50
Safety
78
Schools
90
Transport
27
Environment
48
Investment
68

The bottom line

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

The catch: 63 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB5 4JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.2% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for UB5 4JP

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

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“The family fortress”

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How UB5 4JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Greenwood Primary School

Good · Inspected Oct 2022 · 3 min walk

KS2: 106.7

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 24 min walk

P8: +0.87A8: 59.0

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 · 19 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.1 incidents per 1,000 residents

Better than 70% of London
↑ Rising 252.0%

from a low base — still below London average

-44% vs borough

Crime by type

Violence & sexual offences30%
Other27%
Anti-social behaviour14%
Vehicle crime11%
Burglary8%
Theft6%
Robbery3%
Drug offences1%

Stop & search

1.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 390m

Crime is 37% below London average

Property

Prices, sales volume and market trends

Avg floor area51.4 m²

EPC breakdown

B
4%
C
5%
D
4%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Terraced 20%Flat 80%

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£128,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofAverage thermal transmittance 0.1 W/m²K
Heating fuelGas: mains gas
GlazingFully double glazed
Council tax band Band DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2020 · CAGR

+7.4%

Total change

+381%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.8%

per year

Acceleration

-193.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 5 sales

Property Type Mix

Total: 5 sales

Terraced20%
Flat/maisonette80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£56k£56k+0%1
Pre-crash peak2005–2006£145k£141k-3.1%1
Help-to-Buy recovery2014–2014£373k£373k+0%1
Pandemic surge2020–2020£269k£269k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Northolt ParkNational Rail
6 min walk
South Harrow Underground StationPiccadilly
14 min walk
Sudbury Hill Underground StationPiccadilly
16 min walk
Northolt Underground StationCentral
16 min walk
Greenford Underground StationCentral
18 min walk
No bus stops within 400m

20

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge66 min ↑
Victoria ★63 min
Waterloo69 min ↑
Canary Wharf76 min ↑
City63 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

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park548m
Santander docks (800m)0
Nearest cycle dock9.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

56%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed325 Mbps
Median download333 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: 13.6 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 67%
More green space than 77% of London

Nearest SSSI: Harrow Weald SSSI — 7.7 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): 2

Landslide susceptibility: Medium

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 BARNABAS MEDICAL CTRE

GIRTON ROAD, UB5 4SQ

6 min walk

60%

Recommend GP

60%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

Nearest hospitalCygnet Hospital · 1.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

Nearest supermarketAbis Cash & Carry · 915 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

920m

Post office

Nearby shops

Londis Off Licence12 m
Costcutter406 m
Best Booze566 m
Hafiz Shahzad Halal Meat650 m

Nearby cafes

Café Express374 m
YummYpl478 m
CaffCafe950 m
Costa Coffee1.1 km

Nearby restaurants

The Cod Father430 m
Morley's441 m
Hollywood Pizza649 m
Harin654 m

Nearby pubs

The Greenwood Hotel239 m
The Office369 m
O'Donnell's Bar706 m
The Shawl930 m

Nearby gyms

North London Golf Academy718 m
David Lloyd Club - Sudbury Hill724 m
MBA Fitness1.1 km

Nearby pharmacies

Boots969 m
Superdrug1.0 km
S&A Pharmacy1.1 km
Stratwicks1.1 km

Nearby health

The Grove Medical Practice564 m
Bridge Dental Care1.0 km
Bay Osteopath1.1 km
Bridge Dental Practice1.1 km
Food hygiene (5-star)50% of 38

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

A

High street health

Registered businesses

NIVE & CO UK LIMITED
NIVE & SUVE UK LIMITED
RIZ & BIA LIMITED
SUVE & CO LIMITED

Investment

Investment grade, yield and market outlook

68

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 score15/100
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

27.3

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,783m
Crossrail 2 route15,605m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,618 nationally

2,142

Est. population

12,280/km²

62%

Employed

41%

Degree educated

£46,700

Median income

5.1%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

23%
22%
28%
16%
Under 1823%
18–3422%
35–4928%
50–6416%
65+10%

Tenure

21%
31%
37%
Own outright21%
Own (mortgage)31%
Private rent37%
Social rent8%
Shared ownership3%
Rent free0%

Ethnicity

19%
22%
33%
14%
White British19%
White Other23%
Asian33%
Black14%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine23%
No car household24%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent37%
Social rent8%

vs. London

Income vs London+11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
4
Local approval rate
67%
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)
9
Largest scheme
34 homes · LAND REAR OF HOUSES, LAND REAR OF HOUSES, HALSBURY ROAD WEST, UB5
Pipeline pressure
NONE

Named schemes (500m)

LAND BETWEEN, 84-96, LAND BETWEEN, 84-96, LANCASTER ROAD, UB518 homes
completed
Land at, 1-12, Grainger Close, Northolt, UB5 4LF9 homes
completed
121-123 Wood End Lane, 121-123, Wood End Lane, Northolt, UB5 4JP7 homes
completed
27A & B, 27A & B, Halsbury Road West, Northolt, UB5 4PL2 homes
completed
69 Halsbury Road West, Halsbury Road West, Northolt, UB5 4PW2 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
14.1%
Election year
2026
MP
James Murray (Labour (Co-op))
MP majority
12,519
Constituency
Ealing North

Councillors

Flora MacLoughlinConservative
Kristian MowerConservative
Ajay RoyConservative

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Key facts for UB5 4JP

Full postcodeUB5 4JP
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNorth Greenford
Latitude51.554619
Longitude-0.353945
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
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Mail
Food Standards
Agency
Ofcom
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