Northolt West End · Ealing · Ealing North constituency · 51.53996, -0.38728

UB5 5LL— Northolt West End, Ealing

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

The family fortress

 

Schools 100%Safety 77/100Transport 11/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
46
Safety
77
Schools
100
Transport
11
Environment
72
Investment
49

The bottom line

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

The catch: 65 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

UB5 5LL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-10.7% vs London avg
vs London crime+31.0% vs London avg

Deep-dive guides for UB5 5LL

🛡️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 5LL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Viking Primary School

Not yet inspected · 10 min walk

KS2: 106.4

★★★

Secondary

Barnhill Community High School

Outstanding · Inspected Feb 2024 · 17 min walk

P8: +0.62A8: 55.5

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 · 40 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

85.0 incidents per 1,000 residents

Higher crime than 64% of London
→ Stable

+16% vs borough

Crime by type

Violence & sexual offences28%
Other26%
Anti-social behaviour19%
Vehicle crime9%
Drug offences7%
Theft5%
Robbery4%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.5km

Crime is +31% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,482/m²
Price per ft²£416/ft²
Avg floor area102.5 m²

EPC breakdown

C
7%
D
19%
E
7%

Based on 33 properties · Confidence: high

Street mix

Semi 94%Terraced 6%

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£256,250
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,738
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.7%

Total change

+592%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.2%

per year

Acceleration

-20.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 53 sales

Property Type Mix

Total: 53 sales

Semi-detached94.3%
Terraced5.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£163k+150%1.8
Post-dot-com plateau2001–2004£158k£248k+56.6%3
Pre-crash peak2005–2007£235k£289k+22.8%2.3
GFC & correction2008–2012£265k£253k-4.7%2.5
Help-to-Buy recovery2014–2016£383k£418k+9.3%2.3
Brexit uncertainty2017–2019£436k£500k+14.7%1.3
Pandemic surge2020–2021£513k£487k-5%1.5
Rate-rise correction2022–2023£540k£550k+1.9%1.5
Current market2025–2025£450k£450k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.9% alpha

Semi-detached+0.9% α
Local
7.6%
District
6.7%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
18.7 min walk
South Ruislip

Nearby stations

Northolt Underground StationCentral
20 min walk
South Ruislip Underground StationCentral
26 min walk
South RuislipNational Rail
26 min walk
Ruislip Gardens Underground StationCentral
35 min walk
Greenford Underground StationCentral
36 min walk
No bus stops within 400m

20

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria66 min ↑
Waterloo71 min ↑
Canary Wharf78 min ↑
City ★65 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

15

Car parks (800m)

1

EV chargers (800m)

Nearest car park512m
Santander docks (800m)0
Nearest cycle dock10.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed491 Mbps
Median download447 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: 15.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 64%
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

YEADING MEDICAL CENTRE

18 HUGHENDEN GARDENS, UB5 6LD

12 min walk

88%

Recommend GP

88%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 3.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

60

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

3

Convenience

Nearest supermarketCo-operative Food · 726 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)

317m

Post office

Nearby shops

JK Convenience Store306 m
Tesco Express323 m
Northolt Food Centre335 m
Kopernik345 m

Nearby cafes

Dream Cafe294 m
Coffee House646 m

Nearby restaurants

Hyderabadi Biryani300 m
Tennessee Express352 m
King Pizza & Kebab652 m
McDonald's667 m

Nearby pharmacies

Alpha Chemist312 m
Touchwood Pharmacy712 m

Nearby health

Tangmere Gardens Dental Centre572 m
Food hygiene (5-star)61% of 18

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

AK GLOBAL PROPERTIES LIMITED
AKMG LONDON LIMITED
C-INCLUSIVELY CIC
CAMDEN ENTERPRISES UK LIMITED
D & C MANAGEMENT SERVICES LTD

+8 more

Investment

Investment grade, yield and market outlook

49

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

24.7

Price growth score

E
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,520m
Crossrail 2 route17,265m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,280 nationally

1,823

Est. population

8,790/km²

57%

Employed

32%

Degree educated

£37,500

Median income

9.4%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

45

Community stability

Age profile

29%
20%
22%
18%
Under 1829%
18–3420%
35–4922%
50–6418%
65+11%

Tenure

17%
27%
20%
35%
Own outright17%
Own (mortgage)27%
Private rent20%
Social rent35%
Shared ownership1%
Rent free0%

Ethnicity

21%
29%
21%
White British21%
White Other12%
Asian29%
Black21%
Mixed4%
Other12%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine26%
No car household31%
Unemployed5%
No qualifications23%

Housing tenure (Census 2021)

Social rent35%
Private rent20%

vs. London

Income vs London-10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
1
Local approval rate
0%
Borough approval rate
24%
Historic landfill (400m)
1
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)
4
Largest scheme
92 homes · Jupiter, Latham And Westland Courts Site, Jupiter, Latham and Westland Courts Site, Seasprite Close, Northolt, UB5 6DZ
Pipeline pressure
NONE

Named schemes (500m)

Moorlands Extra Care, Moorland, Godfrey Avenue, Northolt, UB5 5NB35 homes
completed
10 Compton Crescent, 10, Compton Crescent, Northolt, UB5 5LP8 homes
completed
13, 13, Parkfield Road, Northolt, UB5 5NN2 homes
completed
2 Newdene Avenue, Newdene Avenue, Northolt, UB5 5JE2 homes
completed
58, 58, Hindhead Gardens, Northolt, UB5 5NF2 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 5LL

Full postcodeUB5 5LL
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt West End
Latitude51.539957
Longitude-0.387280
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