Central Greenford · Ealing · Ealing North constituency · 51.54895, -0.35494

UB5 4SW— Central Greenford, Ealing

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

Under-the-radar value

 

Schools 75%Safety 79/100Transport 19/100Yield 6.72%

Best for: Families, Owner-occupiers

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

Liveability
47
Safety
79
Schools
90
Transport
19
Environment
43
Investment
57

The bottom line

UB5 4SW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £280,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 69 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

UB5 4SW

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-46.2% vs London avg
vs London income+9.3% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for UB5 4SW

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

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“Under-the-radar value”

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How UB5 4SW 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 · 8 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 · 27 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)

MEDIUM pedestrian risk3 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 710m

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.

£280,000

Median sale price

Bottom 25% — 46% below London median

£280,000 is 46% below the London median (£520,000)

+52.0%

This year

Terraced

Dominant type

Price history

5-year change
-1.7%
Sales (24 months)5
New build0.0%
Avg semi-detached£540,000
Avg terraced£565,000
Avg flat£278,000
Price per m²£3,660/m²
Price per ft²£340/ft²
Avg floor area78.9 m²

EPC breakdown

B
1%
C
5%
D
17%
E
5%

Based on 28 properties · Confidence: medium

Street mix

Semi 23%Terraced 51%Flat 26%

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£1,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,900

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

6.1×

Price-to-income

£1,401/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£197,250
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

1995–2025 · CAGR

+6.2%

Total change

+512%

Market Activity

Price Velocity & Acceleration

Current Velocity

+52.0%

per year

Acceleration

+51.98

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached23.5%
Terraced52.9%
Flat/maisonette23.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£145k+110.1%1.2
Post-dot-com plateau2001–2004£142k£145k+2.2%2
Pre-crash peak2006–2007£250k£260k+4%1
GFC & correction2009–2010£141k£250k+77.3%1
Help-to-Buy recovery2015–2016£370k£317k-14.5%2.5
Brexit uncertainty2017–2019£429k£440k+2.7%1.3
Pandemic surge2020–2020£460k£460k+0%2
Rate-rise correction2022–2022£278k£278k+0%1
Current market2024–2025£278k£423k+52%2.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.3% alpha

Terraced+0.3% α
Local
7.9%
District
7.6%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
11.4 min walk
Northolt Park

Nearby stations

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

14

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge73 min ↑
Victoria70 min ↑
Waterloo74 min ↑
Canary Wharf82 min ↑
City ★69 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 park211m
Santander docks (800m)0
Nearest cycle dock9.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed488 Mbps
Median download445 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: 13.5 km away✗ Not Green Belt✗ Not AONB6% 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): 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

THE BARNABAS MEDICAL CTRE

GIRTON ROAD, UB5 4SQ

3 min walk

60%

Recommend GP

60%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalCygnet Hospital · 2.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

26

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 (475 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

Costcutter447 m
Londis Off Licence640 m
Ari's News952 m
Rolands953 m

Nearby cafes

YummYpl410 m
Café Express466 m
Coffee Time939 m
Caffeine Co954 m

Nearby restaurants

The Cod Father397 m
Morley's402 m
Cheezious Pizza969 m

Nearby pubs

The Office475 m
The Greenwood Hotel522 m
The Black Horse711 m

Nearby gyms

Avenue Park Stadium1.1 km

Nearby health

The Grove Medical Practice905 m
Food hygiene (5-star)55% of 38

Business

Local businesses registered here

Active businesses
4
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

A&T PHARMACARE LTD
BRIGHTSTAR CONSULTANTS LTD
PPBS CONSTRUCTION LIMITED
SKYLARK CONSTRUCTIONS LTD

Investment

Investment grade, yield and market outlook

57

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
6.7% (high)London avg: 3.8%Strong yield — top 8% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months0

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

21/100

Velocity score

Future outlook

40.2

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,640m
Crossrail 2 route15,545m

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-46.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
6
Local approval rate
67%
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)
5
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)

ORIEL YOUTH CENTRE & OPEN SPACE ADJ., 161, ORIEL YOUTH CENTRE & OPEN SPACE ADJ., 161, CARR ROAD, UB539 homes
completed
LAND REAR OF, 28-58, LAND REAR OF, 28-58, WOOD END LANE, UB523 homes
completed
LAND BETWEEN, 84-96, LAND BETWEEN, 84-96, LANCASTER ROAD, UB518 homes
completed
Land at, 1-12, Grainger Close, Northolt, UB5 4LF9 homes
completed
Land forming part of 37-38, Land forming part of 37-38, Blenheim Road, Northolt, UB5 4TW3 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 (£280,000)

£1,500

Standard buyer

£0

First-time buyer

Save £1,500

Affordability check — your annual salary

£

Deposit

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

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Key facts for UB5 4SW

Full postcodeUB5 4SW
Postcode districtUB5
BoroughLondon Borough of Ealing
WardCentral Greenford
Latitude51.548950
Longitude-0.354943
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