North Greenford · Ealing · Ealing North constituency · 51.55284, -0.35055

UB5 4LB— North Greenford, Ealing

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

Strong, well-rated schools nearby

 

Schools 75%Safety 77/100Transport 22/100Yield 5.38%

Best for: Families, Owner-occupiers

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

Liveability
48
Safety
77
Schools
90
Transport
22
Environment
45
Investment
64

The bottom line

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

The catches: high noise levels nearby and 63 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB5 4LB

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-16.0% vs London avg

Deep-dive guides for UB5 4LB

🛡️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 4LB 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 · 1 min walk

KS2: 106.7

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 22 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 · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.4 incidents per 1,000 residents

Better than 59% of London
↑ Rising 188.6%

-26% vs borough

Crime by type

Violence & sexual offences36%
Anti-social behaviour22%
Other19%
Vehicle crime12%
Drug offences4%
Robbery4%
Burglary3%
Theft1%

Road safety

97

Road safety score

3

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 657m

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area57.4 m²

EPC breakdown

B
1%
C
8%
D
4%
E
4%
F
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 91%Terraced 9%

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£143,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2024 · CAGR

+5.1%

Total change

+197%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.7%

per year

Acceleration

-53.44

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £300k–£350k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached90.9%
Terraced9.1%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2003£185k£238k+28.4%1.5
Pre-crash peak2006–2007£305k£248k-18.9%1.5
Help-to-Buy recovery2013–2013£313k£313k+0%1
Brexit uncertainty2018–2018£465k£465k+0%2
Rate-rise correction2022–2022£645k£645k+0%1
Current market2024–2024£550k£550k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.7% alpha

Semi-detached+0.7% α
Local
5.9%
District
5.2%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
GreenfordGreat Western Railway line
14.2 min walk
Northolt Park

Nearby stations

Northolt ParkNational Rail
10 min walk
Sudbury Hill Underground StationPiccadilly
14 min walk
Greenford Underground StationCentral
15 min walk
South Harrow Underground StationPiccadilly
17 min walk
Northolt Underground StationCentral
17 min walk
No bus stops within 400m

20

Walkability score

24

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park609m
Santander docks (800m)0
Nearest cycle dock8.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed460 Mbps
Median download433 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.3 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Harrow Weald SSSI — 7.9 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): 4

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

4 min walk

60%

Recommend GP

60%

Overall GP experience

3

GPs within 1km

0

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

32

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketAbis Cash & Carry · 1.2 km
4 tennis courts2 swimming pools2 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Costcutter122 m
Londis Off Licence302 m
Premier Off Licence568 m
Best Booze583 m

Nearby cafes

Café Express86 m
YummYpl201 m
Starbucks715 m

Nearby restaurants

The Cod Father168 m
Morley's173 m
Sunshine Café995 m
Natraj1.1 km

Nearby pubs

The Greenwood Hotel72 m
The Office78 m
The Black Horse710 m
O'Donnell's Bar993 m

Nearby gyms

North London Golf Academy542 m
David Lloyd Club - Sudbury Hill580 m
Food hygiene (5-star)59% of 34

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ATHAVAN CONSTRUCTION LTD
KT SIGNATURE SMILES LTD
WOOD END ACADEMY

Investment

Investment grade, yield and market outlook

64

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

25.5

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,494m
Crossrail 2 route15,334m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,033 nationally

1,857

Est. population

7,134/km²

64%

Employed

36%

Degree educated

£46,700

Median income

7.0%

Claimant rate

SuburbanHigh densityEstablished mixed

51

Community stability

Age profile

25%
20%
24%
19%
Under 1825%
18–3420%
35–4925%
50–6419%
65+12%

Tenure

32%
39%
25%
Own outright32%
Own (mortgage)39%
Private rent25%
Social rent3%
Shared ownership0%

Ethnicity

18%
21%
41%
White British18%
White Other21%
Asian41%
Black9%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine22%
No car household18%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent25%
Social rent3%

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)
10
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
5
Local approval rate
0%
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)
8
Largest scheme
28 homes · 631-635, 631 - 635, Whitton Avenue West, Greenford, UB6 0DZ
Pipeline pressure
NONE

Named schemes (500m)

631-635, 631 - 635, Whitton Avenue West, Greenford, UB6 0DZ28 homes
completed
32-40, 32-40, WOOD END GARDENS, UB5 4QJ12 homes
completed
46 - 48, 46-48, Oldfields Circus, Northolt, UB5 4RR8 homes
completed
121-123 Wood End Lane, 121-123, Wood End Lane, Northolt, UB5 4JP7 homes
completed
185 Wadham Gardens, Wadham Gardens, Greenford, UB6 0BX2 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 4LB

Full postcodeUB5 4LB
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNorth Greenford
Latitude51.552836
Longitude-0.350548
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