North Greenford · Ealing · Ealing North constituency · 51.55665, -0.35289

UB5 4QS— North Greenford, Ealing

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

The family fortress

 

Schools 75%Safety 77/100Transport 27/100Yield 5.38%

Best for: Families, Owner-occupiers

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

Liveability
53
Safety
77
Schools
90
Transport
27
Environment
48
Investment
65

The bottom line

UB5 4QS 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 4QS

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 4QS

🛡️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 4QS 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 · 4 min walk

KS2: 106.7

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 23 min walk

P8: +0.76A8: 54.7

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 · 16 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

2

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 514m

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area89.8 m²

EPC breakdown

C
4%
D
29%
E
5%

Based on 38 properties · Confidence: high

Street mix

Semi 68%Terraced 7%Flat 25%

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£224,500
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)
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

1996–2024 · CAGR

+4.9%

Total change

+279%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.0%

per year

Acceleration

+45.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 58 sales

Property Type Mix

Total: 58 sales

Semi-detached70.7%
Terraced6.9%
Flat/maisonette22.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£70k£150k+114.3%3.2
Post-dot-com plateau2001–2004£141k£212k+50%2.5
Pre-crash peak2005–2007£247k£148k-40.1%1.7
GFC & correction2008–2012£310k£280k-9.7%1.8
Help-to-Buy recovery2014–2016£289k£545k+88.6%1.7
Brexit uncertainty2017–2019£335k£478k+42.8%2.7
Pandemic surge2021–2021£397k£397k+0%2
Rate-rise correction2022–2023£547k£276k-49.5%2.5
Current market2024–2024£265k£265k+0%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Weakest performer

Semi-detached

-0.1% alpha

Flat/maisonette+0.2% α
Local
12.2%
District
12%
Semi-detached-0.1% α
Local
7.1%
District
7.2%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

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

Nearby stations

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

24

Walkability score

22

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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park549m
Santander docks (800m)0
Nearest cycle dock9.1 km

Nearby car parks

🅿️
Aldi Parking
732m
🅿️
Iceland Parking
797m

Connectivity

Broadband and mobile coverage

100%

Full fibre

93%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed472 Mbps
Median download439 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 AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Harrow Weald SSSI — 7.4 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

8 min walk

60%

Recommend GP

60%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

Nearest hospitalCygnet Hospital · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

12

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Greenwood Hotel (405 m)

Nearest supermarketAbis Cash & Carry · 706 m
4 tennis courts2 swimming pools

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)

711m

Post office

Nearby shops

Londis Off Licence231 m
Best Booze394 m
Jannat Halal Meat571 m
Costcutter574 m

Nearby cafes

Café Express538 m
YummYpl653 m
CaffCafe743 m
Costa Coffee841 m

Nearby restaurants

Sunshine Café555 m
Harin583 m
Seabass586 m
Hollywood Pizza608 m

Nearby pubs

The Greenwood Hotel405 m
The Office531 m
O'Donnell's Bar554 m
The Shawl726 m

Nearby gyms

David Lloyd Club - Sudbury Hill646 m
North London Golf Academy666 m
MBA Fitness844 m

Nearby pharmacies

Boots754 m
Superdrug796 m
S&A Pharmacy840 m
Stratwicks884 m

Nearby health

The Grove Medical Practice626 m
Bridge Dental Care785 m
Bay Osteopath900 m
Bridge Dental Practice918 m
Food hygiene (5-star)48% of 61

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

ENSPIRE IT LTD
GG-858-592 LIMITED
IT BIG KEEPER LTD
JANUSH LIMITED
LIYA HOMES LTD

+4 more

Investment

Investment grade, yield and market outlook

65

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 score17/100
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

30.8

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,795m
Crossrail 2 route15,579m

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)
12
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
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
50 homes · 332, 332, Northolt Road, South Harrow, HA2 8ES
Pipeline pressure
NONE

Named schemes (500m)

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
678 Whitton Avenue West, 678, Whitton Avenue West, Northolt, UB5 4LA2 homes
completed
50, 50, Halsbury Road East, Northolt, UB5 4PY2 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 4QS

Full postcodeUB5 4QS
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNorth Greenford
Latitude51.556655
Longitude-0.352891
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