Northolt Mandeville · Ealing · Ealing North constituency · 51.54753, -0.36287

UB5 4RL— Northolt Mandeville, Ealing

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

High-connectivity investment target

 

Schools 100%Safety 63/100Transport 36/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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

Liveability
50
Safety
63
Schools
90
Transport
36
Environment
45
Investment
56

The bottom line

UB5 4RL offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 56 min to victoria — above average for this zone.

Less suited to Families.

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Location

UB5 4RL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+110.0% vs London avg

Deep-dive guides for UB5 4RL

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

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“High-connectivity investment target”

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How UB5 4RL 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 · 8 min walk

KS2: 105.5

—

Secondary

Islip Manor High School

Not yet inspected · 13 min walk

P8: -0.21A8: 39.3

100% of local schools rated Good or Outstanding · based on 2 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

136.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 424.1%

+87% vs borough

Crime by type

Other28%
Violence & sexual offences19%
Anti-social behaviour17%
Theft11%
Vehicle crime11%
Burglary7%
Drug offences4%
Robbery4%

Stop & search

1.0

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) · 824m

Crime is +110% 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£5,021/m²
Price per ft²£466/ft²
Avg floor area49 m²

EPC breakdown

C
8%
D
26%
E
4%
F
1%

Based on 39 properties · Confidence: high

Street mix

Semi 6%Terraced 19%Flat 76%

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£122,500
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)
Roof(another dwelling above)
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

+4.5%

Total change

+272%

Market Activity

Price Velocity & Acceleration

Current Velocity

-35.8%

per year

Acceleration

-40.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 44 sales

Property Type Mix

Total: 44 sales

Semi-detached2.3%
Terraced22.7%
Flat/maisonette75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£77k+19.4%2.2
Post-dot-com plateau2001–2004£80k£135k+69.7%2
Pre-crash peak2005–2007£137k£153k+11.3%2.3
GFC & correction2008–2012£163k£151k-7.4%1.2
Help-to-Buy recovery2014–2014£314k£314k+0%4
Brexit uncertainty2017–2017£387k£387k+0%1
Pandemic surge2020–2021£235k£220k-6.4%1
Rate-rise correction2022–2023£340k£358k+5.2%1
Current market2024–2025£374k£240k-35.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
8.9%
District
8.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Northolt Underground StationCentral line
4.9 min walk
Northolt Park

Nearby stations

Northolt Underground StationCentral
5 min walk
Northolt ParkNational Rail
14 min walk
Greenford Underground StationCentral
16 min walk
South Harrow Underground StationPiccadilly
26 min walk
Sudbury Hill Underground StationPiccadilly
26 min walk
No bus stops within 400m

23

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria ★56 min
Waterloo62 min ↑
Canary Wharf69 min ↑
City56 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park261m
Santander docks (800m)0
Nearest cycle dock9.5 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: 16.0 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: 14.0 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Harrow Weald SSSI — 8.5 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): 1

Landslide susceptibility: Low

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

5 min walk

79%

Recommend GP

79%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

Nearest hospitalCygnet Hospital · 2.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown (624 m)

Nearest supermarketCo-op Food · 842 m
1 sports halls

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)

1.7km

Post office

Nearby shops

Sweet Express383 m
The Village Superstore439 m
The Grapevine448 m
Sainsbury's Local524 m

Nearby cafes

Pierogarnia416 m
Take a Break428 m
Pausa921 m

Nearby restaurants

The Mandeville Arms271 m
Subway418 m
Oriental Chef432 m
Krispy Cod & Chips435 m

Nearby pubs

The Crown624 m

Nearby gyms

Northolt Leisure Centre395 m
PureGym726 m

Nearby health

The Grove Medical Practice929 m
Food hygiene (5-star)52% of 29

Business

Local businesses registered here

Active businesses
4
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

ECO BUILD MASTER LTD
LEXENDO LTD
S&S PATEL SALES LIMITED
SSHP SALES LTD

Investment

Investment grade, yield and market outlook

56

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

32.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,114m
Crossrail 2 route16,051m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,404 nationally

2,071

Est. population

4,781/km²

60%

Employed

36%

Degree educated

£45,900

Median income

6.4%

Claimant rate

Inner cityMedium densityEstablished mixed

42

Community stability

Age profile

26%
21%
24%
18%
Under 1826%
18–3421%
35–4924%
50–6418%
65+12%

Tenure

26%
25%
32%
16%
Own outright26%
Own (mortgage)25%
Private rent33%
Social rent16%
Shared ownership0%
Rent free0%

Ethnicity

23%
21%
29%
White British23%
White Other21%
Asian29%
Black12%
Mixed4%
Other11%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine21%
No car household28%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Private rent33%
Social rent16%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
12
Local approval rate
80%
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)
3
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 Adjacent To, Land adjacent to 65, Belvue Road, Northolt, UB5 5HP16 homes
completed
1-16 Badminton Close, 1-16, Badminton Close, Northolt, UB5 4NA5 homes
completed
17 Sandringham Road, Sandringham Road, Northolt, UB5 5HN3 homes
completed
3, 3, Castle Road, Northolt, UB5 4SD3 homes
completed
56, 56, Castle Road, Northolt, UB5 4SE2 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 4RL

Full postcodeUB5 4RL
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt Mandeville
Latitude51.547532
Longitude-0.362869
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