Northolt Mandeville · Ealing · Ealing North constituency · 51.55177, -0.35809

UB5 4LS— Northolt Mandeville, Ealing

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

Strong, well-rated schools nearby

 

Schools 75%Safety 79/100Transport 25/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
47
Safety
79
Schools
90
Transport
25
Environment
44
Investment
50

The bottom line

UB5 4LS 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 catch: 63 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB5 4LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.2% vs London avg
vs London crime-39.0% vs London avg

Deep-dive guides for UB5 4LS

🛡️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 4LS 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 · 3 min walk

KS2: 105.5

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 21 min walk

P8: +0.87A8: 59.0

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.5 incidents per 1,000 residents

Better than 71% of London
↑ Rising 346.2%

from a low base — still below London average

-46% vs borough

Crime by type

Violence & sexual offences33%
Other26%
Vehicle crime12%
Anti-social behaviour10%
Theft7%
Burglary7%
Drug offences3%
Robbery2%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 336m

Crime is 39% 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£5,814/m²
Price per ft²£540/ft²
Avg floor area59.9 m²

EPC breakdown

B
1%
C
7%
D
6%
E
1%

Based on 15 properties · Confidence: medium

Street mix

Semi 5%Terraced 81%Flat 14%

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£149,750
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (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

1998–2024 · CAGR

+6.7%

Total change

+444%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.8%

per year

Acceleration

+27.52

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached5%
Terraced80%
Flat/maisonette15%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£65k£58k-11.5%1
Post-dot-com plateau2001–2004£64k£146k+127.7%2
Pre-crash peak2005–2005£75k£75k+0%1
GFC & correction2010–2011£265k£120k-54.7%1
Help-to-Buy recovery2016–2016£360k£360k+0%1
Brexit uncertainty2017–2018£400k£325k-18.8%2
Current market2024–2024£354k£354k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
4.3%
District
4.3%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
Northolt Underground StationCentral line
10 min walk
Northolt Park

Nearby stations

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

12

Walkability score

61

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 park582m
Santander docks (800m)0
Nearest cycle dock9.3 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: 13.8 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 55%
Below 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): 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

MEADOW VIEW

141 MANDEVILLE ROAD, UB5 4LZ

3 min walk

79%

Recommend GP

79%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalCygnet Hospital · 2.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Greenwood Hotel (482 m)

Nearest supermarketAbis Cash & Carry · 1.2 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
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

Londis Off Licence438 m
Costcutter538 m
Hafiz Shahzad Halal Meat764 m
Everest Supermarket788 m

Nearby cafes

Café Express531 m
YummYpl561 m

Nearby restaurants

The Cod Father515 m
Morley's528 m
The Mandeville Arms657 m
Spicy Night718 m

Nearby pubs

The Greenwood Hotel482 m
The Office534 m
O'Donnell's Bar960 m

Nearby gyms

Northolt Leisure Centre763 m

Nearby health

The Grove Medical Practice524 m
Food hygiene (5-star)58% of 19

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
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

BAYSHILL LIMITED
KEEN BUILD LTD

Investment

Investment grade, yield and market outlook

50

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 months0

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

34.3

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,947m
Crossrail 2 route15,822m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,151 nationally

1,467

Est. population

12,204/km²

62%

Employed

32%

Degree educated

£37,700

Median income

6.8%

Claimant rate

SuburbanHigh densityMixed

47

Community stability

Age profile

24%
19%
25%
19%
Under 1824%
18–3419%
35–4925%
50–6419%
65+12%

Tenure

24%
35%
23%
13%
Own outright24%
Own (mortgage)35%
Private rent23%
Social rent13%
Shared ownership5%

Ethnicity

21%
17%
37%
White British21%
White Other17%
Asian37%
Black12%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine25%
No car household22%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent23%
Social rent13%

vs. London

Income vs London-10.2%

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)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
8
Local approval rate
50%
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)
5
Largest scheme
39 homes · ORIEL YOUTH CENTRE & OPEN SPACE ADJ., 161, ORIEL YOUTH CENTRE & OPEN SPACE ADJ., 161, CARR ROAD, UB5
Pipeline pressure
NONE

Named schemes (500m)

LAND REAR OF, 28-58, LAND REAR OF, 28-58, WOOD END LANE, UB523 homes
completed
LAND BETWEEN, 84-96, LAND BETWEEN, 84-96, LANCASTER ROAD, UB518 homes
completed
Land at, 1-12, Grainger Close, Northolt, UB5 4LF9 homes
completed
Land forming part of 37-38, Land forming part of 37-38, Blenheim Road, Northolt, UB5 4TW3 homes
completed
139, 139, Mandeville Road, Northolt, UB5 4LY2 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 4LS

Full postcodeUB5 4LS
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt Mandeville
Latitude51.551773
Longitude-0.358087
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