Northolt West End · Ealing · Ealing North constituency · 51.54055, -0.38328

UB5 5AR— Northolt West End, Ealing

Location and area intelligence for UB5 5AR, Northolt West End, Ealing

 

Schools 100%Safety 74/100Transport 16/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
48
Safety
74
Schools
90
Transport
16
Environment
72
Investment
57

The bottom line

UB5 5AR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 62 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB5 5AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income-15.0% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for UB5 5AR

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

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How UB5 5AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Willow Tree Primary School

Good · Inspected Jul 2023 · 14 min walk

KS2: 104.5

—

Secondary

Islip Manor High School

Not yet inspected · 18 min walk

P8: -0.21A8: 39.3

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.0 incidents per 1,000 residents

Higher crime than 52% of London
↑ Rising 841.7%

-7% vs borough

Crime by type

Violence & sexual offences30%
Other22%
Anti-social behaviour19%
Vehicle crime11%
Drug offences5%
Theft5%
Robbery5%
Burglary2%

Road safety

98

Road safety score

2

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

14

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.3km

Crime is +5% above 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£4,702/m²
Price per ft²£437/ft²
Avg floor area95.5 m²

EPC breakdown

C
2%
D
22%
E
3%
F
1%

Based on 28 properties · Confidence: medium

Street mix

Semi 39%Terraced 39%Detached 7%Flat 16%

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 yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£238,750
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 CAnnual charge £1,738
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.4%

Total change

+590%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.0%

per year

Acceleration

-183.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £125k–£150k · 31 sales

Property Type Mix

Total: 31 sales

Detached6.5%
Semi-detached38.7%
Terraced38.7%
Flat/maisonette16.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£136k+133.6%2
Post-dot-com plateau2001–2004£210k£225k+7.2%2
Pre-crash peak2005–2007£200k£250k+25%1.3
GFC & correction2009–2012£163k£208k+27.3%1.7
Help-to-Buy recovery2013–2016£300k£258k-14%1
Current market2024–2026£190k£400k+110.5%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.2% alpha

Semi-detached-0.2% α
Local
0.7%
District
0.9%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

49out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing6
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
Northolt StationCentral line
15.7 min walk
South Ruislip

Nearby stations

Northolt Underground StationCentral
17 min walk
South Ruislip Underground StationCentral
26 min walk
South RuislipNational Rail
27 min walk
Greenford Underground StationCentral
32 min walk
Ruislip Gardens Underground StationCentral
37 min walk
No bus stops within 400m

17

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge65 min ↑
Victoria ★62 min
Waterloo67 min ↑
Canary Wharf75 min ↑
City62 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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)33
Nearest car park664m
Santander docks (800m)0
Nearest cycle dock10.6 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 waterLOW
Low
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 52%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 6.9 km

Energy

Solar: 857 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): 1

Landslide susceptibility: Low

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 yield857.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SOMERSET MEDICAL CENTRE

GUV HEALTH CENTRE, TAYWOOD ROAD, UB5 6WL

14 min walk

73%

Recommend GP

73%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 3.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 780 m
1 tennis courts2 sports halls

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)

549m

Post office

Nearby shops

JK Convenience Store537 m
Tesco Express554 m
Northolt Food Centre567 m
Kopernik577 m

Nearby cafes

San Remo Café517 m
Dream Cafe525 m

Nearby restaurants

King Pizza & Kebab383 m
McDonald's402 m
Hyderabadi Biryani530 m
Tennessee Express584 m

Nearby gyms

Larkspur Rovers FC1.2 km

Nearby pharmacies

Alpha Chemist543 m

Nearby health

Tangmere Gardens Dental Centre820 m
Food hygiene (5-star)52% of 25

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

ASSOCIATION OF BRITISH TAMIL LAWYERS LIMITED
BURHANI ENERGY LTD
COFFEE & COOKIES LTD
H ADENWALLA & CO LIMITED
MY SCHOOL UNIFORM LTD

+5 more

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
5.4% (good)London avg: 3.8%Strong yield — top 16% of London
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

20.1

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,266m
Crossrail 2 route17,049m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,487 nationally

1,663

Est. population

13,602/km²

59%

Employed

37%

Degree educated

£35,700

Median income

9.3%

Claimant rate

SuburbanHigh densityRenters

34

Community stability

Age profile

28%
21%
24%
18%
Under 1828%
18–3421%
35–4924%
50–6418%
65+9%

Tenure

17%
23%
43%
14%
Own outright17%
Own (mortgage)23%
Private rent43%
Social rent14%
Shared ownership3%
Rent free0%

Ethnicity

22%
16%
28%
19%
White British22%
White Other16%
Asian28%
Black19%
Mixed3%
Other12%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine24%
No car household36%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent43%
Social rent14%

vs. London

Income vs London-15.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
2
Local approval rate
0%
Borough approval rate
24%
Historic landfill (400m)
1
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)
18
Largest scheme
425 homes · Rectory Park Estate, Rectory Park Estate, Northolt, Northolt, UB5 6SL
Pipeline pressure
NONE

Named schemes (500m)

Moorlands Extra Care, Moorland, Godfrey Avenue, Northolt, UB5 5NB35 homes
completed
274-276 Church Road, 274-276, Church Road, Northolt, UB5 5AW16 homes
completed
282-284, 282-284, CHURCH ROAD, UB5 5AW12 homes
completed
245, 245, CHURCH ROAD, UB510 homes
completed
13, 13, Parkfield Road, Northolt, UB5 5NN2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
15.4%
Election year
2026
MP
James Murray (Labour (Co-op))
MP majority
12,519
Constituency
Ealing North

Councillors

Atlyn FordeLabour
Bassam MahfouzLabour
Dee MartinLabour

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Key facts for UB5 5AR

Full postcodeUB5 5AR
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt West End
Latitude51.540549
Longitude-0.383279
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