Northolt Mandeville · Ealing · Ealing North constituency · 51.54548, -0.37226

UB5 5BW— Northolt Mandeville, Ealing

Location and area intelligence for UB5 5BW, Northolt Mandeville, Ealing

High-connectivity investment target

 

Schools 100%Safety 69/100Transport 37/100Yield 5.38%

Best for: Families, Investors

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

Liveability
53
Safety
69
Schools
90
Transport
37
Environment
54
Investment
75

The bottom line

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

The catch: 55 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB5 5BW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+58.0% vs London avg

Deep-dive guides for UB5 5BW

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

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“High-connectivity investment target”

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How UB5 5BW 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 · 9 min walk

KS2: 104.5

—

Secondary

Islip Manor High School

Not yet inspected · 10 min walk

P8: -0.21A8: 39.3

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

102.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 567.7%

+40% vs borough

Crime by type

Other24%
Violence & sexual offences23%
Anti-social behaviour17%
Theft11%
Drug offences8%
Vehicle crime8%
Burglary5%
Robbery4%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

7

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) · 1.3km

Crime is +58% above London average

Property

Prices, sales volume and market trends

Avg floor area47.8 m²

EPC breakdown

C
1%
D
3%
E
1%

Based on 5 properties · Confidence: low

Street mix

Flat 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

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£119,500
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)
Roof(another dwelling above)
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

1998–2022 · CAGR

+5.4%

Total change

+256%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.9%

per year

Acceleration

-49.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £150k–£175k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£52k£70k+34.6%1
Post-dot-com plateau2002–2002£98k£98k+0%1
Pre-crash peak2005–2005£120k£120k+0%1
Help-to-Buy recovery2014–2016£150k£189k+26%1.3
Brexit uncertainty2018–2018£240k£240k+0%1
Rate-rise correction2022–2022£185k£185k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Northolt StationCentral line
4.6 min walk
Northolt Park

Nearby stations

Northolt Underground StationCentral
5 min walk
Northolt ParkNational Rail
20 min walk
Greenford Underground StationCentral
23 min walk
South Ruislip Underground StationCentral
28 min walk
South Harrow Underground StationPiccadilly
32 min walk
No bus stops within 400m

47

Walkability score

75

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria ★55 min
Waterloo60 min ↑
Canary Wharf68 min ↑
City55 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

9

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)55
Nearest car park402m
Santander docks (800m)0
Nearest cycle dock10.0 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: 16.0 µg/m³
Better than 55% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.6 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 52%
More green space than 92% 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

MANDEVILLE MEDICAL CENTRE

3 MANDEVILLE ROAD, UB5 5HB

1 min walk

91%

Recommend GP

91%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

Nearest hospitalCygnet Hospital · 3.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 163 m
1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.5km

Post office

Nearby shops

Wenzel's52 m
Sainsbury's Local169 m
The Grapevine242 m
The Village Superstore254 m

Nearby cafes

Take a Break270 m
Pierogarnia289 m
San Remo Café629 m

Nearby restaurants

Chicken Cottage133 m
Raj Mahal246 m
Krispy Cod & Chips259 m
Oriental Chef263 m

Nearby pubs

The Crown148 m

Nearby gyms

Northolt Leisure Centre481 m
PureGym527 m
Food hygiene (5-star)48% of 48

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

75

Investment score

Strong

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

26.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,672m
Crossrail 2 route16,624m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,494 nationally

2,015

Est. population

9,052/km²

58%

Employed

40%

Degree educated

£45,900

Median income

7.0%

Claimant rate

Inner cityHigh densityEstablished mixed

35

Community stability

Age profile

27%
22%
25%
16%
Under 1827%
18–3422%
35–4925%
50–6416%
65+11%

Tenure

23%
24%
46%
Own outright23%
Own (mortgage)24%
Private rent46%
Social rent7%
Shared ownership0%

Ethnicity

20%
17%
32%
16%
White British20%
White Other17%
Asian32%
Black16%
Mixed5%
Other11%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine22%
No car household33%
Unemployed7%
No qualifications21%

Housing tenure (Census 2021)

Private rent46%
Social rent7%

vs. London

Income vs London+9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
13
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)
152
Largest scheme
149 homes · Land At Dabb's Hill, Huntingdon Close, Northolt, UB5 4AX
Pipeline pressure
NONE

Named schemes (500m)

Northolt Mandeville (Former Mandeville School), Northolt Mandeville (Former Mandeville School), Eastcote Lane North43 homes
completed
MOWBRAY PARADE (1-7), MOWBRAY PARADE (1-7), EALING ROAD, UB520 homes
completed
The Plough Inn, The Plough Inn, Mandeville Road, Northolt, UB5 5HG18 homes
completed
Peel House 32-34, Peel House 32-34, Church Road, Northolt, UB5 5AB12 homes
completed
190 -192, 190 -192, CHURCH ROAD, UB5 5AE11 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.7%
Election year
2026
MP
James Murray (Labour (Co-op))
MP majority
12,519
Constituency
Ealing North

Councillors

Andrew BaileyLabour
Miriam Edna RiceLabour
Dominic MoffittLabour

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Key facts for UB5 5BW

Full postcodeUB5 5BW
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt Mandeville
Latitude51.545478
Longitude-0.372259
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