Northolt West End · Ealing · Ealing North constituency · 51.54142, -0.38348

UB5 5FD— Northolt West End, Ealing

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

 

Schools 100%Safety 70/100Transport 17/100Yield 5.38%

Best for: Families

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

Liveability
48
Safety
70
Schools
90
Transport
17
Environment
72
Investment
64

The bottom line

UB5 5FD 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 5FD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.0% vs London avg
vs London crime+38.0% vs London avg

Deep-dive guides for UB5 5FD

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe
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How UB5 5FD 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 · 13 min walk

KS2: 104.5

—

Secondary

Islip Manor High School

Not yet inspected · 17 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

Grove House Nursery School & Children's Centre

Not inspected · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

89.8 incidents per 1,000 residents

Higher crime than 68% of London
↑ Rising 1366.7%

+23% vs borough

Crime by type

Anti-social behaviour25%
Violence & sexual offences22%
Other22%
Vehicle crime10%
Drug offences8%
Burglary5%
Robbery5%
Theft4%

Road safety

100

Road safety score

0

Accidents (5yr)

4

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

9

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.2km

Crime is +38% above London average

Property

Prices, sales volume and market trends

Avg floor area54.5 m²

EPC breakdown

B
36%
C
41%

Based on 77 properties · Confidence: high

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£136,250
Rebuild cost per m²£2,500/m²

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

Construction era2007 onwards
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,738
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Data not yet available for this postcode.

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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 min walk
South Ruislip

Nearby stations

Northolt Underground StationCentral
16 min walk
South Ruislip Underground StationCentral
25 min walk
South RuislipNational Rail
26 min walk
Greenford Underground StationCentral
32 min walk
Ruislip Gardens Underground StationCentral
36 min walk
No bus stops within 400m

18

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

1

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)33
Nearest car park678m
Santander docks (800m)0
Nearest cycle dock10.7 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: 15.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 55%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 6.8 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

11 min walk

91%

Recommend GP

91%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 3.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

52

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 · 742 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)

605m

Post office

Nearby shops

JK Convenience Store592 m
Tesco Express610 m
Northolt Food Centre623 m
Kopernik633 m

Nearby cafes

San Remo Café544 m
Dream Cafe580 m

Nearby restaurants

King Pizza & Kebab343 m
McDonald's358 m
Hyderabadi Biryani586 m
Tennessee Express641 m

Nearby gyms

Larkspur Rovers FC1.1 km

Nearby pharmacies

Alpha Chemist599 m

Nearby health

Tangmere Gardens Dental Centre872 m
Food hygiene (5-star)59% of 17

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

64

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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

13.3

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,303m
Crossrail 2 route17,106m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,978 nationally

1,960

Est. population

3,544/km²

56%

Employed

32%

Degree educated

£35,700

Median income

6.3%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

41

Community stability

Age profile

31%
22%
18%
19%
Under 1831%
18–3422%
35–4918%
50–6419%
65+10%

Tenure

17%
22%
26%
34%
Own outright17%
Own (mortgage)22%
Private rent26%
Social rent34%
Shared ownership1%
Rent free0%

Ethnicity

25%
23%
15%
13%
White British25%
White Other13%
Asian23%
Black15%
Mixed11%
Other13%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine24%
No car household33%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Social rent34%
Private rent26%

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%
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
35 homes · Moorlands Extra Care, Moorland, Godfrey Avenue, Northolt, UB5 5NB
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
10 Compton Crescent, 10, Compton Crescent, Northolt, UB5 5LP8 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 5FD

Full postcodeUB5 5FD
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt West End
Latitude51.541415
Longitude-0.383479
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