Central Greenford · Ealing · Ealing North constituency · 51.55027, -0.35125

UB5 4RA— Central Greenford, Ealing

Location and area intelligence for UB5 4RA, Central Greenford, Ealing

 

Schools 75%Safety 74/100Transport 21/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
44
Safety
74
Schools
90
Transport
21
Environment
44
Investment
52

The bottom line

UB5 4RA 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 4RA

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+11.0% vs London avg

Deep-dive guides for UB5 4RA

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

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How UB5 4RA 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 · 5 min walk

KS2: 106.7

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 18 min walk

P8: +0.87A8: 59.0

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

71.9 incidents per 1,000 residents

Higher crime than 55% of London
↑ Rising 430.8%

-2% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour28%
Other17%
Vehicle crime9%
Drug offences6%
Burglary4%
Theft2%
Robbery2%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 755m

Crime is +11% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,461/m²
Price per ft²£693/ft²
Avg floor area68.4 m²

EPC breakdown

C
17%
D
35%
E
6%

Based on 58 properties · Confidence: high

Street mix

Semi 14%Terraced 79%Flat 8%

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£171,000
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, no 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

1995–2025 · CAGR

+6.6%

Total change

+580%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.0%

per year

Acceleration

+47.53

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 78 sales

Property Type Mix

Total: 78 sales

Semi-detached14.1%
Terraced79.5%
Flat/maisonette6.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£77k£148k+93.5%4.3
Post-dot-com plateau2001–2004£159k£230k+44.8%3.2
Pre-crash peak2005–2007£240k£115k-52.1%2.3
GFC & correction2008–2011£288k£261k-9.2%2
Help-to-Buy recovery2013–2016£135k£410k+203.7%2.2
Brexit uncertainty2017–2019£446k£480k+7.6%2.3
Pandemic surge2020–2021£456k£485k+6.4%3
Rate-rise correction2022–2022£400k£400k+0%1
Current market2025–2025£520k£520k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+13.9% alpha

Weakest performer

Terraced

+0.2% alpha

Semi-detached+13.9% α
Local
28.9%
District
15%
Terraced+0.2% α
Local
7.5%
District
7.3%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position40

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
11.1 min walk
Greenford

Nearby stations

Greenford Underground StationCentral
12 min walk
GreenfordNational Rail
12 min walk
Northolt Underground StationCentral
15 min walk
Sudbury Hill Underground StationPiccadilly
16 min walk
South Harrow Underground StationPiccadilly
20 min walk
No bus stops within 400m

17

Walkability score

16

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 park327m
Santander docks (800m)0
Nearest cycle dock8.8 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 AONB8% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Harrow Weald SSSI — 8.1 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

2 min walk

60%

Recommend GP

60%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

Nearest hospitalCygnet Hospital · 2.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketAbis Cash & Carry · 1.4 km
2 tennis courts2 swimming pools

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)

1.4km

Post office

Nearby shops

Costcutter176 m
Premier Off Licence510 m
Londis Off Licence518 m
Co-op Food614 m

Nearby cafes

YummYpl119 m
Café Express207 m
Starbucks613 m
Coffee Time942 m

Nearby restaurants

Morley's123 m
The Cod Father124 m
Cheezious Pizza976 m
Maggies Fish & Chip984 m

Nearby pubs

The Office216 m
The Greenwood Hotel317 m
The Black Horse534 m
The Railway892 m

Nearby gyms

North London Golf Academy754 m
David Lloyd Club - Sudbury Hill809 m

Nearby pharmacies

Parade Pharmacy973 m
Food hygiene (5-star)62% of 34

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

25 HOLDINGS LIMITED
ASENSINI LTD
BUILD PROUDLY LIMITED
JACKLINE AESTHETICS LTD
METALLFAB LTD

+5 more

Investment

Investment grade, yield and market outlook

52

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 / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

27

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,444m
Crossrail 2 route15,323m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,886 nationally

1,920

Est. population

8,187/km²

62%

Employed

34%

Degree educated

£46,700

Median income

10.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

27%
19%
23%
20%
Under 1828%
18–3419%
35–4923%
50–6420%
65+11%

Tenure

27%
29%
32%
Own outright27%
Own (mortgage)29%
Private rent32%
Social rent9%
Shared ownership2%
Rent free0%

Ethnicity

21%
21%
32%
White British21%
White Other21%
Asian32%
Black11%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine24%
No car household27%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent32%
Social rent9%

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)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
6
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
48 homes · LAND AT 60 AND REAR OF, 54-148, LAND AT 60 AND REAR OF, 54-148, HILL RISE, UB6
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
76, 76, Oldfields Circus, Northolt, UB5 4RU2 homes
completed
714, 714, Whitton Avenue West, Northolt, UB5 4LA2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.1%
Election year
2026
MP
James Murray (Labour (Co-op))
MP majority
12,519
Constituency
Ealing North

Councillors

Munir AbbasiLabour
Valery Patricia RyanLabour
Sanjai Kumar KohliLabour

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Key facts for UB5 4RA

Full postcodeUB5 4RA
Postcode districtUB5
BoroughLondon Borough of Ealing
WardCentral Greenford
Latitude51.550274
Longitude-0.351246
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