Central Greenford · Ealing · Ealing North constituency · 51.55176, -0.35173

UB5 4RY— Central Greenford, Ealing

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

 

Schools 75%Safety 74/100Transport 22/100Yield 5.38%

Best for: Families, Owner-occupiers

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

Liveability
45
Safety
74
Schools
90
Transport
22
Environment
43
Investment
66

The bottom line

UB5 4RY 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 4RY

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 4RY

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

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Postcode Personality

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How UB5 4RY 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 · 3 min walk

KS2: 106.7

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 20 min walk

P8: +0.87A8: 59.0

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 · 23 min walk

3 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 631m

Crime is +11% above London average

Property

Prices, sales volume and market trends

Avg floor area90.5 m²

EPC breakdown

C
2%
D
2%

Based on 4 properties · Confidence: low

Street mix

Semi 50%Flat 50%

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£226,250
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
WallsCavity wall, 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

+6.7%

Total change

+512%

Market Activity

Price Velocity & Acceleration

Current Velocity

+150.0%

per year

Acceleration

+100.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £600k–£700k · 8 sales

Property Type Mix

Total: 8 sales

Semi-detached50%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£98k£98k+0%1
Post-dot-com plateau2002–2004£270k£134k-50.5%1
GFC & correction2008–2010£350k£160k-54.3%1
Pandemic surge2021–2021£240k£240k+0%1
Current market2024–2024£600k£600k+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
GreenfordGreat Western Railway line
13.1 min walk
Northolt Park

Nearby stations

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

19

Walkability score

21

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 park479m
Santander docks (800m)0
Nearest cycle dock8.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

88%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed450 Mbps
Median download429 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 AONB5% green spaceTree canopy: 61%
Below average green space

Nearest SSSI: Harrow Weald SSSI — 8.0 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

1

Dentists within 1km

Nearest hospitalCygnet Hospital · 2.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketAbis Cash & Carry · 1.3 km
3 tennis courts2 swimming pools1 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)

1.3km

Post office

Nearby shops

Costcutter97 m
Londis Off Licence352 m
Premier Off Licence582 m
Co-op Food698 m

Nearby cafes

Café Express95 m
YummYpl138 m
Starbucks711 m
Coffee Time1.1 km

Nearby restaurants

The Cod Father87 m
Morley's100 m
Sunshine Café1.1 km

Nearby pubs

The Office101 m
The Greenwood Hotel152 m
The Black Horse668 m
The Railway1.1 km

Nearby gyms

North London Golf Academy674 m
David Lloyd Club - Sudbury Hill717 m

Nearby health

The Grove Medical Practice836 m
Food hygiene (5-star)61% of 33

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CHAUVET CREATIVE LTD

Investment

Investment grade, yield and market outlook

66

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 / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

15.7

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,531m
Crossrail 2 route15,390m

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)
11
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
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
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)

631-635, 631 - 635, Whitton Avenue West, Greenford, UB6 0DZ28 homes
completed
LAND BETWEEN, 84-96, LAND BETWEEN, 84-96, LANCASTER ROAD, UB518 homes
completed
32-40, 32-40, WOOD END GARDENS, UB5 4QJ12 homes
completed
46 - 48, 46-48, Oldfields Circus, Northolt, UB5 4RR8 homes
completed
121-123 Wood End Lane, 121-123, Wood End Lane, Northolt, UB5 4JP7 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 4RY

Full postcodeUB5 4RY
Postcode districtUB5
BoroughLondon Borough of Ealing
WardCentral Greenford
Latitude51.551764
Longitude-0.351726
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