Northolt Mandeville · Ealing · Ealing North constituency · 51.54961, -0.37544

UB5 5DX— Northolt Mandeville, Ealing

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

 

Schools 100%Safety 73/100Transport 32/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
51
Safety
73
Schools
90
Transport
32
Environment
52
Investment
52

The bottom line

UB5 5DX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 5DX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-10.2% vs London avg
vs London crime+19.0% vs London avg

Deep-dive guides for UB5 5DX

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

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How UB5 5DX 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 · 4 min walk

KS2: 104.5

—

Secondary

Islip Manor High School

Not yet inspected · 4 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 · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

77.0 incidents per 1,000 residents

Higher crime than 59% of London
↑ Rising 409.1%

+5% vs borough

Crime by type

Violence & sexual offences38%
Other23%
Anti-social behaviour18%
Vehicle crime9%
Robbery4%
Drug offences3%
Theft3%
Burglary3%

Stop & search

0.5

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.2km

Crime is +19% 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£6,179/m²
Price per ft²£574/ft²
Avg floor area53.8 m²

EPC breakdown

C
9%
D
16%
E
3%

Based on 28 properties · Confidence: medium

Street mix

Semi 5%Flat 95%

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£134,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, 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

1995–2025 · CAGR

+6.2%

Total change

+507%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.1%

per year

Acceleration

-6.30

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached5.1%
Flat/maisonette94.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£54k£96k+79.4%1.7
Post-dot-com plateau2001–2004£107k£170k+58.8%3.2
Pre-crash peak2005–2007£175k£196k+12%1.3
GFC & correction2009–2012£174k£183k+4.9%1
Help-to-Buy recovery2013–2015£194k£250k+28.9%2
Brexit uncertainty2018–2018£245k£245k+0%3
Rate-rise correction2022–2022£290k£290k+0%1
Current market2025–2025£325k£325k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
6.2%
District
5.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

24out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing4
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
5.4 min walk
Northolt Park

Nearby stations

Northolt Underground StationCentral
6 min walk
Northolt ParkNational Rail
18 min walk
South Ruislip Underground StationCentral
23 min walk
Greenford Underground StationCentral
27 min walk
South Harrow Underground StationPiccadilly
29 min walk
No bus stops within 400m

26

Walkability score

41

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

7

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park138m
Santander docks (800m)0
Nearest cycle dock10.3 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: 14.9 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 22%
More green space than 91% of London

Nearest SSSI: Ruislip Woods SSSI — 6.4 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

THE MEDICAL CENTRE

45 DONCASTER DRIVE, UB5 4AT

4 min walk

59%

Recommend GP

59%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

Nearest hospitalCygnet Hospital · 3.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Crown (646 m)

Nearest supermarketCo-op Food · 580 m
2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Sweet Express522 m
Sainsbury's Local530 m
Wenzel's537 m
The Village Superstore569 m

Nearby cafes

Pierogarnia551 m
Take a Break560 m
San Remo Café1.0 km
Eat Well Cafe1.1 km

Nearby restaurants

Subway552 m
Chicken Cottage563 m
Oriental Chef564 m
Krispy Cod & Chips566 m

Nearby pubs

The Crown646 m

Nearby gyms

Northolt Leisure Centre515 m
Larkspur Rovers FC517 m
Food hygiene (5-star)44% of 43

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
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

CARBOPADEL LIMITED
JARON BUILDING SERVICES LTD
KEDAH LIMITED

Investment

Investment grade, yield and market outlook

52

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 score14/100
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 / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

43.2

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,016m
Crossrail 2 route16,952m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,080 nationally

2,181

Est. population

7,715/km²

60%

Employed

37%

Degree educated

£37,700

Median income

6.6%

Claimant rate

SuburbanHigh densityEstablished mixed

41

Community stability

Age profile

29%
21%
24%
16%
Under 1829%
18–3421%
35–4924%
50–6416%
65+10%

Tenure

16%
29%
30%
22%
Own outright16%
Own (mortgage)29%
Private rent30%
Social rent22%
Shared ownership2%
Rent free0%

Ethnicity

19%
19%
29%
16%
White British19%
White Other19%
Asian29%
Black16%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine23%
No car household26%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent30%
Social rent22%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
10
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)
157
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
Highway Adjacent To Northolt High School, Northolt High School, Eastcote Lane, Northolt, UB5 4HS27 homes
completed
Garages At, Garages at, Epsom Close4 homes
completed
3, 3, Epsom Close, Northolt, UB5 4BH3 homes
completed
8, 8, Newbury Close, Northolt, UB5 4JF2 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 5DX

Full postcodeUB5 5DX
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt Mandeville
Latitude51.549613
Longitude-0.375443
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