Central Greenford · Ealing · Ealing North constituency · 51.55054, -0.35180

UB5 4SL— Central Greenford, Ealing

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

Strong, well-rated schools nearby

 

Schools 75%Safety 79/100Transport 20/100Yield 3.84%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
48
Safety
79
Schools
90
Transport
20
Environment
44
Investment
42

The bottom line

UB5 4SL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £490,000 median — 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.

Check your dealbreakers

Toggle the things that matter to you — see how UB5 4SL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how UB5 4SL meets your needs.

Location

UB5 4SL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-5.8% vs London avg
vs London income+9.3% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for UB5 4SL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare UB5 4SL with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How UB5 4SL 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 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.1 incidents per 1,000 residents

Better than 72% of London
↑ Rising 415.4%

from a low base — still below London average

-48% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour27%
Vehicle crime27%
Other6%
Burglary6%
Drug offences3%
Theft1%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 706m

Crime is 41% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£490,000

Median sale price

6% below London median

£490,000 is 6% below the London median (£520,000)

-10.0%

This year

Terraced

Dominant type

Price history

5-year change
+4.3%
Sales (24 months)5
New build0.0%
Avg terraced£495,000
Avg flat£223,000
Price per m²£6,806/m²
Price per ft²£632/ft²
Avg floor area76 m²

EPC breakdown

C
11%
D
17%
E
7%
F
1%

Based on 36 properties · Confidence: high

Street mix

Semi 10%Terraced 66%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

Stamp duty

Standard buyer£12,000
First-time buyerFTB
£3,250
Additional propertyBTL/2nd
£26,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.7×

Price-to-income

£2,451/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£190,000
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, 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

1995–2026 · CAGR

+6.3%

Total change

+569%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.1%

per year

Acceleration

+18.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 69 sales

Property Type Mix

Total: 69 sales

Semi-detached10.1%
Terraced69.6%
Flat/maisonette20.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£150k+102.6%2.6
Post-dot-com plateau2001–2004£143k£240k+67.5%3.2
Pre-crash peak2005–2007£235k£249k+5.9%3.3
GFC & correction2010–2012£145k£275k+89.7%2
Help-to-Buy recovery2013–2016£203k£413k+103.4%2.5
Brexit uncertainty2017–2019£469k£322k-31.4%2
Pandemic surge2020–2021£462k£470k+1.7%2
Rate-rise correction2022–2023£453k£520k+14.9%1.5
Current market2024–2026£353k£495k+40.4%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

-0.1% alpha

Flat/maisonette+0% α
Local
6.9%
District
6.9%
Terraced-0.1% α
Local
6.3%
District
6.4%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing1
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
11.7 min walk
Greenford

Nearby stations

Greenford Underground StationCentral
12 min walk
GreenfordNational Rail
13 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

18

Walkability score

19

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 park345m
Santander docks (800m)0
Nearest cycle dock8.9 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

1 min walk

60%

Recommend GP

60%

Overall GP experience

3

GPs within 1km

1

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)

1

Sports (1km)

1

Convenience

Nearest supermarketAbis Cash & Carry · 1.4 km
1 tennis courts

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

Costcutter169 m
Londis Off Licence478 m
Premier Off Licence552 m
Co-op Food658 m

Nearby cafes

YummYpl132 m
Café Express193 m
Starbucks659 m
Coffee Time984 m

Nearby restaurants

The Cod Father117 m
Morley's121 m
Cheezious Pizza1.0 km
Maggies Fish & Chip1.0 km

Nearby pubs

The Office203 m
The Greenwood Hotel287 m
The Black Horse583 m
The Railway937 m

Nearby gyms

North London Golf Academy761 m
David Lloyd Club - Sudbury Hill813 m

Nearby pharmacies

Parade Pharmacy1.0 km
Food hygiene (5-star)61% of 33

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

BUSSLIP LIMITED
CLEAR MEASURES LIMITED
FIXHERO LIMITED
GLOBERA LIMITED
IOP TECH LTD

+5 more

Investment

Investment grade, yield and market outlook

42

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

44.6

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,490m
Crossrail 2 route15,367m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,126 nationally

1,760

Est. population

10,083/km²

63%

Employed

39%

Degree educated

£45,900

Median income

6.4%

Claimant rate

SuburbanHigh densityEstablished mixed

52

Community stability

Age profile

25%
19%
22%
22%
Under 1826%
18–3419%
35–4922%
50–6422%
65+12%

Tenure

30%
43%
23%
Own outright30%
Own (mortgage)43%
Private rent23%
Social rent3%
Shared ownership1%
Rent free0%

Ethnicity

22%
21%
29%
White British22%
White Other21%
Asian29%
Black12%
Mixed5%
Other11%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine21%
No car household17%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent23%
Social rent3%

vs. London

Income vs London+9.3%
Price vs London-5.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
13
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
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
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£490,000)

£12,000

Standard buyer

£3,250

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in UB5 4SL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for UB5 4SL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Ealing with nearby boroughs:

Ealing vs HounslowEaling vs Hammersmith And FulhamEaling vs Brent

What else could £490k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track UB5 4SL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for UB5 4SL

Full postcodeUB5 4SL
Postcode districtUB5
BoroughLondon Borough of Ealing
WardCentral Greenford
Latitude51.550542
Longitude-0.351799
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