Northolt Mandeville · Ealing · Ealing North constituency · 51.54537, -0.38077

UB5 5BY— Northolt Mandeville, Ealing

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

The family fortress

 

Schools 100%Safety 78/100Transport 22/100Yield 5.38%

Best for: Families

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

Liveability
51
Safety
78
Schools
90
Transport
22
Environment
71
Investment
65

The bottom line

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

The catch: 62 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB5 5BY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-10.2% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for UB5 5BY

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

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“The family fortress”

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How UB5 5BY 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 · 7 min walk

KS2: 104.5

—

Secondary

Islip Manor High School

Not yet inspected · 11 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 · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.3 incidents per 1,000 residents

Better than 65% of London
↑ Rising 664.3%

from a low base — still below London average

-35% vs borough

Crime by type

Violence & sexual offences27%
Other21%
Anti-social behaviour20%
Vehicle crime11%
Drug offences9%
Robbery5%
Burglary5%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.8km

Crime is 27% below London average

Property

Prices, sales volume and market trends

Avg floor area87.6 m²

EPC breakdown

C
4%
D
14%
E
7%

Based on 25 properties · Confidence: medium

Street mix

Semi 97%Detached 3%

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£219,000
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, 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

1997–2023 · CAGR

+6.9%

Total change

+465%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.5%

per year

Acceleration

-66.73

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £350k–£400k · 37 sales

Property Type Mix

Total: 37 sales

Detached2.7%
Semi-detached97.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£85k£139k+63.5%2
Post-dot-com plateau2001–2004£156k£250k+60.3%2.7
Pre-crash peak2005–2007£243k£250k+3.1%1
GFC & correction2008–2011£250k£250k+0%1
Help-to-Buy recovery2013–2015£310k£375k+21%2.5
Brexit uncertainty2018–2018£540k£540k+0%1
Pandemic surge2020–2021£473k£438k-7.3%3.5
Rate-rise correction2022–2023£627k£480k-23.5%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+1% alpha

Semi-detached+1% α
Local
8.3%
District
7.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing3
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
Northolt StationCentral line
10.4 min walk
South Ruislip

Nearby stations

Northolt Underground StationCentral
11 min walk
South Ruislip Underground StationCentral
22 min walk
South RuislipNational Rail
23 min walk
Greenford Underground StationCentral
30 min walk
Ruislip Gardens Underground StationCentral
34 min walk
No bus stops within 400m

32

Walkability score

40

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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)33
Nearest car park485m
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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 15.1 km away✗ Not Green Belt✗ Not AONB98% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 6.5 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

ISLIP MANOR MEDICAL CENTRE

45 EASTCOTE LANE, UB5 5RG

7 min walk

67%

Recommend GP

67%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 3.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown (711 m)

Nearest supermarketCo-op Food · 482 m
1 tennis courts3 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)

1.1km

Post office

Nearby shops

Wenzel's561 m
Sainsbury's Local745 m

Nearby cafes

San Remo Café661 m

Nearby restaurants

McDonald's297 m
King Pizza & Kebab317 m
Chicken Cottage498 m

Nearby pubs

The Crown711 m

Nearby gyms

Larkspur Rovers FC680 m
Food hygiene (5-star)36% of 22

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

ALSOURI LTD
CLOUDCOIN LTD
COMPLETE LANDLORDS SOLUTIONS LTD
D WRAY CONSULTING LIMITED
DUMIT CONSTRUCTION LTD

+10 more

Investment

Investment grade, yield and market outlook

65

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

19.5

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,236m
Crossrail 2 route17,142m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,529 nationally

2,263

Est. population

7,920/km²

53%

Employed

36%

Degree educated

£37,700

Median income

7.2%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

26%
20%
21%
17%
16%
Under 1826%
18–3420%
35–4921%
50–6417%
65+16%

Tenure

26%
27%
28%
18%
Own outright26%
Own (mortgage)27%
Private rent28%
Social rent18%
Shared ownership2%

Ethnicity

25%
20%
25%
14%
White British25%
White Other20%
Asian25%
Black14%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine21%
No car household25%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent28%
Social rent18%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
3
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)
19
Largest scheme
147 homes · WILLOW TREE PRIMARY SCHOOL, WILLOW TREE PRIMARY SCHOOL, ARNOLD ROAD, UB5 5EF
Pipeline pressure
NONE

Named schemes (500m)

22, 22, COWINGS MEAD, UB5 5SA18 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
1A Manor Gate, 1A, Manor Gate, Northolt, UB5 5TG7 homes
completed
3 Manor Gate, 3, Manor Gate, Northolt, UB5 5TG3 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 5BY

Full postcodeUB5 5BY
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt Mandeville
Latitude51.545371
Longitude-0.380772
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