Central Greenford · Ealing · Ealing North constituency · 51.54936, -0.35340

UB5 4SN— Central Greenford, Ealing

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

Strong, well-rated schools nearby

 

Schools 75%Safety 79/100Transport 21/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
48
Safety
79
Schools
90
Transport
21
Environment
43
Investment
51

The bottom line

UB5 4SN 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 4SN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for UB5 4SN

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How UB5 4SN 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 · 7 min walk

KS2: 106.7

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 17 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 · 26 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 727m

Crime is 41% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,852/m²
Price per ft²£637/ft²
Avg floor area73.3 m²

EPC breakdown

C
7%
D
21%
E
5%

Based on 33 properties · Confidence: high

Street mix

Terraced 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£183,250
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
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

1996–2026 · CAGR

+6%

Total change

+474%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.0%

per year

Acceleration

+10.57

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £450k–£500k · 36 sales

Property Type Mix

Total: 36 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£92k£150k+63.9%1.8
Post-dot-com plateau2001–2004£148k£251k+70.3%2
Pre-crash peak2005–2006£237k£215k-9.5%1.5
GFC & correction2009–2012£221k£280k+27%1.8
Help-to-Buy recovery2014–2016£307k£395k+28.7%1
Brexit uncertainty2017–2019£455k£463k+1.8%2
Pandemic surge2020–2021£438k£460k+5.1%1.5
Rate-rise correction2023–2023£530k£530k+0%1
Current market2024–2026£500k£525k+5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Terraced-0.6% α
Local
6.5%
District
7.1%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

42out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Greenford Underground StationCentral line
11.1 min walk
Northolt Park

Nearby stations

Greenford Underground StationCentral
12 min walk
Northolt ParkNational Rail
13 min walk
Northolt Underground StationCentral
13 min walk
Sudbury Hill Underground StationPiccadilly
18 min walk
South Harrow Underground StationPiccadilly
22 min walk
No bus stops within 400m

18

Walkability score

23

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 park207m
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: 13.4 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Harrow Weald SSSI — 8.3 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): 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 · 2.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Office (373 m)

Nearest supermarketAbis Cash & Carry · 1.5 km

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Costcutter341 m
Londis Off Licence590 m
Premier Off Licence660 m
Co-op Food750 m

Nearby cafes

YummYpl297 m
Café Express364 m
Starbucks737 m
Coffee Time916 m

Nearby restaurants

The Cod Father289 m
Morley's293 m
Cheezious Pizza947 m
Maggies Fish & Chip962 m

Nearby pubs

The Office373 m
The Greenwood Hotel439 m
The Black Horse621 m
The Railway893 m

Nearby gyms

Avenue Park Stadium1.2 km

Nearby pharmacies

Parade Pharmacy953 m

Nearby health

The Grove Medical Practice930 m
Food hygiene (5-star)62% of 34

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
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

D-CORE CONSTRUCTION LTD
DPLS SERVICES LTD
SQUARE AND CIRCLE PRODUCTIONS LTD

Investment

Investment grade, yield and market outlook

51

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

44

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,553m
Crossrail 2 route15,449m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
6
Local approval rate
100%
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)
6
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)

ORIEL YOUTH CENTRE & OPEN SPACE ADJ., 161, ORIEL YOUTH CENTRE & OPEN SPACE ADJ., 161, CARR ROAD, UB539 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
730, 730, Whitton Avenue West, UB52 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 4SN

Full postcodeUB5 4SN
Postcode districtUB5
BoroughLondon Borough of Ealing
WardCentral Greenford
Latitude51.549360
Longitude-0.353399
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