Northolt Mandeville · Ealing · Ealing North constituency · 51.54597, -0.36871

UB5 5FF— Northolt Mandeville, Ealing

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

High-connectivity investment target

 

Schools 100%Safety 63/100Transport 38/100Yield 5.38%

Best for: Investors

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

Liveability
51
Safety
63
Schools
90
Transport
38
Environment
49
Investment
71

The bottom line

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

The catch: 56 min to victoria — above average for this zone.

Less suited to Families.

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Location

UB5 5FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+9.3% vs London avg
vs London crime+110.0% vs London avg

Deep-dive guides for UB5 5FF

🛡️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 5FF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Petts Hill Primary School

Good · Inspected Mar 2023 · 12 min walk

KS2: 105.5

—

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 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

Medium crime

136.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 424.1%

+87% vs borough

Crime by type

Other28%
Violence & sexual offences19%
Anti-social behaviour17%
Theft11%
Vehicle crime11%
Burglary7%
Drug offences4%
Robbery4%

Stop & search

1.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is +110% above London average

Property

Prices, sales volume and market trends

Avg floor area79.6 m²

EPC breakdown

B
5%

Based on 5 properties · Confidence: low

Street mix

Semi 17%Terraced 50%Detached 17%Other 17%

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£199,000
Rebuild cost per m²£2,500/m²

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

Construction era2020
WallsAverage thermal transmittance 0.18 W/m²K
RoofAverage thermal transmittance 0.18 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 5 sales

Property Type Mix

Total: 5 sales

Detached20%
Semi-detached20%
Terraced60%

By decade

2020s

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2021–2021£500k£500k+0%5

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 3

Moderate

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

Nearby stations

Northolt Underground StationCentral
3 min walk
Northolt ParkNational Rail
18 min walk
Greenford Underground StationCentral
20 min walk
South Harrow Underground StationPiccadilly
30 min walk
South Ruislip Underground StationCentral
30 min walk
No bus stops within 400m

40

Walkability score

78

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria ★56 min
Waterloo62 min ↑
Canary Wharf69 min ↑
City56 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

10

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)55
Nearest car park321m
Santander docks (800m)0
Nearest cycle dock9.8 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: 14.3 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 67%
More green space than 81% of London

Nearest SSSI: Harrow Weald SSSI — 8.8 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

3 min walk

91%

Recommend GP

91%

Overall GP experience

4

GPs within 1km

4

Dentists within 1km

Nearest hospitalCygnet Hospital · 3.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

4

Convenience

Nearest supermarketCo-op Food · 401 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

The Grapevine44 m
The Village Superstore59 m
Sainsbury's Local101 m
Sweet Express243 m

Nearby cafes

Take a Break80 m
Pierogarnia106 m
San Remo Café803 m
Pausa922 m

Nearby restaurants

Raj Mahal48 m
Krispy Cod & Chips66 m
Oriental Chef71 m
Subway101 m

Nearby pubs

The Crown196 m

Nearby gyms

Northolt Leisure Centre333 m
PureGym478 m
Food hygiene (5-star)52% of 46

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

BECKLEY MEWS MANAGEMENT COMPANY LIMITED
ROHIT KADIAN LIMITED

Investment

Investment grade, yield and market outlook

71

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

27.1

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,451m
Crossrail 2 route16,412m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,404 nationally

2,071

Est. population

4,781/km²

60%

Employed

36%

Degree educated

£45,900

Median income

6.4%

Claimant rate

Inner cityMedium densityEstablished mixed

42

Community stability

Age profile

26%
21%
24%
18%
Under 1826%
18–3421%
35–4924%
50–6418%
65+12%

Tenure

26%
25%
32%
16%
Own outright26%
Own (mortgage)25%
Private rent33%
Social rent16%
Shared ownership0%
Rent free0%

Ethnicity

23%
21%
29%
White British23%
White Other21%
Asian29%
Black12%
Mixed4%
Other11%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine21%
No car household28%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Private rent33%
Social rent16%

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)
11
Development activity
high
Residential apps (800m)
0
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)
154
Largest scheme
149 homes · Land At Dabb's Hill, Huntingdon Close, Northolt, UB5 4AX
Pipeline pressure
NONE

Named schemes (500m)

Eastcote Lane North, West of Northolt Swimarama, Eastcote Lane36 homes
completed
The Plough Inn, The Plough Inn, Mandeville Road, Northolt, UB5 5HG18 homes
completed
1-16 Badminton Close, 1-16, Badminton Close, Northolt, UB5 4NA5 homes
completed
213-221, 213-221, Ealing Road, Northolt, UB5 5HS5 homes
completed
30, 30, Tenby Gardens, Northolt, UB5 4DH3 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 5FF

Full postcodeUB5 5FF
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt Mandeville
Latitude51.545968
Longitude-0.368708
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