Northolt West End · Ealing · Ealing North constituency · 51.54143, -0.37863

UB5 5QA— Northolt West End, Ealing

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

 

Schools 100%Safety 70/100Transport 24/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
49
Safety
70
Schools
100
Transport
24
Environment
62
Investment
51

The bottom line

UB5 5QA 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 5QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for UB5 5QA

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

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How UB5 5QA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Gifford Primary School

Outstanding · Inspected May 2024 · 8 min walk

KS2: 107.2

—

Secondary

Islip Manor High School

Not yet inspected · 15 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 · 41 min walk

2 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.0km

Crime is +38% 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£6,784/m²
Price per ft²£630/ft²
Avg floor area72 m²

EPC breakdown

B
1%
C
9%
D
15%
E
3%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 7%Terraced 80%Flat 13%

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£180,000
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)
RoofPitched, 200 mm loft insulation
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

1996–2025 · CAGR

+6.5%

Total change

+518%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.9%

per year

Acceleration

+20.26

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 30 sales

Property Type Mix

Total: 30 sales

Semi-detached6.7%
Terraced80%
Flat/maisonette13.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£80k£130k+62.9%2.2
Post-dot-com plateau2001–2004£129k£213k+65.8%1.5
Pre-crash peak2005–2006£193k£226k+17.1%1.5
GFC & correction2009–2011£183k£180k-1.6%1
Help-to-Buy recovery2013–2015£287k£289k+0.5%1.5
Brexit uncertainty2017–2019£420k£410k-2.4%1
Pandemic surge2021–2021£400k£400k+0%1
Rate-rise correction2022–2023£480k£440k-8.3%1
Current market2025–2025£493k£493k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.8% alpha

Terraced-1.8% α
Local
13.1%
District
14.9%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
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
12.1 min walk
Northolt Park

Nearby stations

Northolt Underground StationCentral
13 min walk
South Ruislip Underground StationCentral
28 min walk
Northolt ParkNational Rail
28 min walk
Greenford Underground StationCentral
28 min walk
Ruislip Gardens Underground StationCentral
39 min walk
No bus stops within 400m

35

Walkability score

49

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

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)33
Nearest car park343m
Santander docks (800m)0
Nearest cycle dock10.4 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.9 km away✗ Not Green Belt✗ Not AONB68% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 7.0 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

7 min walk

91%

Recommend GP

91%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 3.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 469 m
1 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

870m

Post office

Nearby shops

Wenzel's580 m
Sainsbury's Local794 m
The Grapevine860 m
The Village Superstore875 m

Nearby cafes

San Remo Café231 m

Nearby restaurants

King Pizza & Kebab148 m
McDonald's171 m
Chicken Cottage498 m
Raj Mahal864 m

Nearby pubs

The Crown663 m

Nearby gyms

PureGym763 m
Larkspur Rovers FC1.1 km

Nearby health

Northolt Family Practice1.0 km
Food hygiene (5-star)49% of 37

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

CARPET FLOORING SERVICES LIMITED
JAC CONSTRUCTION STEEL LTD
PROBUILD SYSTEMS LIMITED
ROSEWOOD FLOORING LTD
ROSEWOOD GROUP LIMITED

+2 more

Investment

Investment grade, yield and market outlook

51

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 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

26.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,978m
Crossrail 2 route16,809m

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)
9
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
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)
21
Largest scheme
425 homes · Rectory Park Estate, Rectory Park Estate, Northolt, Northolt, UB5 6SL
Pipeline pressure
NONE

Named schemes (500m)

274-276 Church Road, 274-276, Church Road, Northolt, UB5 5AW16 homes
completed
282-284, 282-284, CHURCH ROAD, UB5 5AW12 homes
completed
190 -192, 190 -192, CHURCH ROAD, UB5 5AE11 homes
completed
245, 245, CHURCH ROAD, UB510 homes
completed
302, 302, Church Road, Northolt, UB5 5AP2 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 5QA

Full postcodeUB5 5QA
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt West End
Latitude51.541430
Longitude-0.378633
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