North Greenford · Ealing · Ealing North constituency · 51.55542, -0.34931

UB5 4QD— North Greenford, Ealing

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

 

Schools 80%Safety 74/100Transport 25/100Yield 5.38%

Best for: Families

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Car-dependent area — limited public transport

Liveability
48
Safety
74
Schools
64
Transport
25
Environment
49
Investment
63

The bottom line

UB5 4QD offers exceptional schools (80% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 59 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB5 4QD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.2% vs London avg
vs London crime+1.0% vs London avg

Deep-dive guides for UB5 4QD

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

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How UB5 4QD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

64

Education score

Good for families
★ Top school within 1km
★

Primary

Wood End Primary School

Requires Improvement · Inspected Jun 2024 · 2 min walk

KS2: 103.0

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 25 min walk

P8: +0.87A8: 59.0

80% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Above London average

Childcare

Childcare

Hillview Nursery School

Not inspected · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.5 incidents per 1,000 residents

Better than 50% of London
↑ Rising 217.3%

-11% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour30%
Other21%
Vehicle crime9%
Drug offences6%
Burglary2%
Theft1%
Robbery0%

Stop & search

0.4

per 1,000 residents

→ Stable

trend

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) · 716m

Crime is +1% above London average

Property

Prices, sales volume and market trends

Avg floor area99.6 m²

EPC breakdown

C
3%
D
5%

Based on 8 properties · Confidence: low

Street mix

Semi 30%Terraced 70%

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£249,000
Rebuild cost per m²£2,500/m²

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

Construction era1976-1982
WallsCavity wall, as built, partial insulation (assumed)
RoofPitched, limited insulation (assumed)
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

1998–2021 · CAGR

+7.3%

Total change

+406%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.3%

per year

Acceleration

-16.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £200k–£250k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached30%
Terraced70%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£82k£82k+0%1
Post-dot-com plateau2001–2004£121k£230k+90.1%1
Pre-crash peak2006–2006£202k£202k+0%3
Help-to-Buy recovery2016–2016£385k£385k+0%1
Brexit uncertainty2019–2019£431k£431k+0%2
Pandemic surge2021–2021£412k£412k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.2% alpha

Terraced+1.2% α
Local
6%
District
4.8%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
South Harrow Underground StationPiccadilly line
12.3 min walk
Northolt Park

Nearby stations

Northolt ParkNational Rail
9 min walk
Sudbury Hill Underground StationPiccadilly
11 min walk
South Harrow Underground StationPiccadilly
13 min walk
Greenford Underground StationCentral
18 min walk
Northolt Underground StationCentral
20 min walk
No bus stops within 400m

19

Walkability score

31

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge72 min ↑
Victoria ★59 min
Waterloo75 min ↑
Canary Wharf82 min ↑
City71 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 park417m
Santander docks (800m)0
Nearest cycle dock8.9 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: 13.3 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 58%
More green space than 78% of London

Nearest SSSI: Harrow Weald SSSI — 7.6 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

8 min walk

60%

Recommend GP

60%

Overall GP experience

4

GPs within 1km

0

Dentists within 1km

Nearest hospitalCygnet Hospital · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

1

Convenience

Nearest supermarketAbis Cash & Carry · 926 m
4 tennis courts3 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)

929m

Post office

Nearby shops

Best Booze285 m
Londis Off Licence322 m
Costcutter414 m
Premier Off Licence725 m

Nearby cafes

Café Express381 m
YummYpl488 m
Starbucks884 m
CaffCafe964 m

Nearby restaurants

The Cod Father464 m
Morley's467 m
Sunshine Café827 m
Seabass861 m

Nearby pubs

The Greenwood Hotel297 m
The Office372 m
O'Donnell's Bar826 m
The Black Horse932 m

Nearby gyms

David Lloyd Club - Sudbury Hill393 m
North London Golf Academy396 m
MBA Fitness1.0 km

Nearby pharmacies

Boots962 m
Superdrug992 m
S&A Pharmacy1.0 km
Stratwicks1.1 km

Nearby health

Bridge Dental Care984 m
Bridge Dental Practice1.1 km
Bay Osteopath1.1 km
Food hygiene (5-star)59% of 29

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

GEM MANAGEMENT LIMITED
PANDASISE LTD

Investment

Investment grade, yield and market outlook

63

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

17.3

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,514m
Crossrail 2 route15,309m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,837 nationally

2,518

Est. population

11,275/km²

64%

Employed

39%

Degree educated

£46,700

Median income

8.2%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

41

Community stability

Age profile

23%
29%
22%
17%
Under 1823%
18–3429%
35–4922%
50–6417%
65+9%

Tenure

20%
21%
48%
Own outright11%
Own (mortgage)20%
Private rent21%
Social rent48%
Shared ownership0%
Rent free0%

Ethnicity

19%
17%
27%
21%
White British19%
White Other17%
Asian27%
Black21%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine24%
No car household38%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Social rent48%
Private rent21%

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)
7
Development activity
medium
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)
10
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
MEDINA HOUSE & BOUNDARY HOUSE, MEDINA HOUSE & BOUNDARY HOUSE, WOOD END GARDENS, UB5 4QH14 homes
completed
32-40, 32-40, WOOD END GARDENS, UB5 4QJ12 homes
completed
46 - 48, 46-48, Oldfields Circus, Northolt, UB5 4RR8 homes
completed
30-32, 30-32, Wood End Gardens, Northolt, UB5 4QJ4 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 4QD

Full postcodeUB5 4QD
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNorth Greenford
Latitude51.555417
Longitude-0.349315
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