North Greenford · Ealing · Ealing North constituency · 51.55772, -0.35659

UB5 4RT— North Greenford, Ealing

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

The family fortress

 

Schools 75%Safety 78/100Transport 31/100Yield 5.38%

Best for: Families, Investors

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

Liveability
55
Safety
78
Schools
90
Transport
31
Environment
50
Investment
68

The bottom line

UB5 4RT offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Investors 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 4RT

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-37.0% vs London avg

Deep-dive guides for UB5 4RT

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How UB5 4RT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

The Welldon Park Academy

Good · Inspected Jun 2023 · 5 min walk

KS2: 102.3

—

Secondary

Whitmore High School

Not yet inspected · Inspected Mar 2025 · 22 min walk

P8: +0.76A8: 54.7

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 · 16 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.1 incidents per 1,000 residents

Better than 70% of London
↑ Rising 252.0%

from a low base — still below London average

-44% vs borough

Crime by type

Violence & sexual offences30%
Other27%
Anti-social behaviour14%
Vehicle crime11%
Burglary8%
Theft6%
Robbery3%
Drug offences1%

Stop & search

1.4

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) · 400m

Crime is 37% below London average

Property

Prices, sales volume and market trends

Avg floor area66.3 m²

EPC breakdown

B
1%
C
20%
D
2%
E
2%

Based on 25 properties · Confidence: medium

Street mix

Flat 100%

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£165,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (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

2000–2022 · CAGR

+4.7%

Total change

+174%

Market Activity

Price Velocity & Acceleration

Current Velocity

+116.0%

per year

Acceleration

+80.93

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £50k–£75k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£99k£99k+0%1
Post-dot-com plateau2002–2003£57k£64k+12.1%2.5
GFC & correction2011–2011£93k£93k+0%1
Help-to-Buy recovery2015–2015£125k£125k+0%1
Rate-rise correction2022–2022£270k£270k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
9.7 min walk
Northolt Park

Nearby stations

Northolt ParkNational Rail
3 min walk
South Harrow Underground StationPiccadilly
11 min walk
Northolt Underground StationCentral
17 min walk
Sudbury Hill Underground StationPiccadilly
18 min walk
Greenford Underground StationCentral
23 min walk
No bus stops within 400m

29

Walkability score

28

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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park298m
Santander docks (800m)0
Nearest cycle dock9.4 km

Nearby car parks

🅿️
Aldi Parking
547m
🅿️
Iceland Parking
658m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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 waterMEDIUM
Medium
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: 13.9 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 40%
More green space than 84% of London

Nearest SSSI: Harrow Weald SSSI — 7.3 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

PES@PARKER & HAMMOND, NWL

302 NORTHOLT ROAD, SOUTH HARROW, HA2 8EE

7 min walk

4

GPs within 1km

4

Dentists within 1km

Nearest hospitalCygnet Hospital · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

23

Parks (1km)

17

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

4

Convenience

Nearest supermarketAbis Cash & Carry · 567 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

574m

Post office

Nearby shops

Gucio302 m
Everest Supermarket307 m
Hafiz Shahzad Halal Meat322 m
South Harrow Fruiterers331 m

Nearby cafes

CaffCafe598 m
Costa Coffee731 m
Café Express760 m
222 Café839 m

Nearby restaurants

Harin300 m
Sunshine Café320 m
Hollywood Pizza331 m
Seabass339 m

Nearby pubs

O'Donnell's Bar317 m
The Shawl575 m
The Greenwood Hotel623 m
The Office754 m

Nearby gyms

MBA Fitness735 m

Nearby pharmacies

Boots631 m
Superdrug687 m
S&A Pharmacy743 m
Stratwicks788 m

Nearby health

The Grove Medical Practice418 m
Bridge Dental Care672 m
Bay Osteopath779 m
GP Direct834 m
Food hygiene (5-star)42% of 79

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

BEE VIRDEE LTD
HOUSEGO LTD

Investment

Investment grade, yield and market outlook

68

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

32.5

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,077m
Crossrail 2 route15,855m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,618 nationally

2,142

Est. population

12,280/km²

62%

Employed

41%

Degree educated

£46,700

Median income

5.1%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

23%
22%
28%
16%
Under 1823%
18–3422%
35–4928%
50–6416%
65+10%

Tenure

21%
31%
37%
Own outright21%
Own (mortgage)31%
Private rent37%
Social rent8%
Shared ownership3%
Rent free0%

Ethnicity

19%
22%
33%
14%
White British19%
White Other23%
Asian33%
Black14%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine23%
No car household24%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent37%
Social rent8%

vs. London

Income vs London+11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
2
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)
13
Largest scheme
50 homes · 332, 332, Northolt Road, South Harrow, HA2 8ES
Pipeline pressure
NONE

Named schemes (500m)

332, 332, Northolt Road, South Harrow, HA2 8ES50 homes
completed
LAND REAR OF HOUSES, LAND REAR OF HOUSES, HALSBURY ROAD WEST, UB534 homes
completed
121-123 Wood End Lane, 121-123, Wood End Lane, Northolt, UB5 4JP7 homes
completed
368-368A, 368-368A, Northolt Road, HA2 8ES6 homes
completed
69 Halsbury Road West, Halsbury Road West, Northolt, UB5 4PW2 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 4RT

Full postcodeUB5 4RT
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNorth Greenford
Latitude51.557722
Longitude-0.356588
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
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