Northolt Mandeville · Ealing · Ealing North constituency · 51.54924, -0.37788

UB5 5TP— Northolt Mandeville, Ealing

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

 

Schools 100%Safety 73/100Transport 30/100~5% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

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

Liveability
50
Safety
73
Schools
90
Transport
30
Environment
51
Investment
52

The bottom line

UB5 5TP 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.

Check your dealbreakers

Toggle the things that matter to you — see how UB5 5TP scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how UB5 5TP meets your needs.

Location

UB5 5TP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: GoodInvestment 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 5TP

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare UB5 5TP with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe
Share:WhatsAppShare on X

How UB5 5TP 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 · 2 min walk

KS2: 104.5

—

Secondary

Islip Manor High School

Not yet inspected · 5 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

Hillview Nursery School

Not inspected · 36 min walk

1 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

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.4km

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£6,392/m²
Price per ft²£594/ft²
Avg floor area72.5 m²

EPC breakdown

C
33%
D
1%

Based on 34 properties · Confidence: high

Street mix

Semi 30%Terraced 70%

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£181,250
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 200 mm loft insulation
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

2003–2025 · CAGR

+3.5%

Total change

+115%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-7.78

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 74 sales

Property Type Mix

Total: 74 sales

Semi-detached29.7%
Terraced70.3%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£209k£209k+0%20.5
Pre-crash peak2005–2007£230k£250k+8.7%4.3
GFC & correction2008–2012£250k£258k+3%1.7
Help-to-Buy recovery2013–2016£237k£345k+45.6%1
Brexit uncertainty2017–2019£380k£375k-1.3%2.3
Pandemic surge2020–2021£420k£418k-0.6%1.5
Current market2024–2025£450k£450k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Weakest performer

Semi-detached

-0.2% alpha

Terraced+0% α
Local
4.4%
District
4.4%
Semi-detached-0.2% α
Local
4.5%
District
4.7%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume53
Seasonal Timing0
Trend Position75

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
7.3 min walk
Northolt Park

Nearby stations

Northolt Underground StationCentral
8 min walk
Northolt ParkNational Rail
20 min walk
South Ruislip Underground StationCentral
21 min walk
Greenford Underground StationCentral
29 min walk
South Harrow Underground StationPiccadilly
31 min walk
No bus stops within 400m

18

Walkability score

36

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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)22
Nearest car park178m
Santander docks (800m)0
Nearest cycle dock10.5 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 waterMEDIUM
Medium
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: 15.0 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 22%
More green space than 86% of London

Nearest SSSI: Ruislip Woods SSSI — 6.3 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

5 min walk

59%

Recommend GP

59%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

Nearest hospitalCygnet Hospital · 3.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

5

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Crown (719 m)

Nearest supermarketCo-op Food · 595 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

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Wenzel's584 m
Sainsbury's Local636 m
Sweet Express676 m
The Village Superstore691 m

Nearby cafes

Pierogarnia682 m
Take a Break686 m
San Remo Café1.0 km
Eat Well Cafe1.2 km

Nearby restaurants

Chicken Cottage586 m
Subway683 m
Oriental Chef688 m
Krispy Cod & Chips689 m

Nearby pubs

The Crown719 m

Nearby gyms

Larkspur Rovers FC391 m
Northolt Leisure Centre679 m
Food hygiene (5-star)37% of 38

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

GLOBAL ENCOUNTOURS LIMITED
LUXERIOR CHAUFFEUR GROUP LIMITED
SBSK LTD
SECOND HAND COMPUTERS 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 score13/100
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

37.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,165m
Crossrail 2 route17,109m

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)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
9
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)
20
Largest scheme
147 homes · WILLOW TREE PRIMARY SCHOOL, WILLOW TREE PRIMARY SCHOOL, ARNOLD ROAD, UB5 5EF
Pipeline pressure
NONE

Named schemes (500m)

WILLOW TREE PRIMARY SCHOOL, WILLOW TREE PRIMARY SCHOOL, ARNOLD ROAD, UB5 5EF147 homes
completed
22, 22, COWINGS MEAD, UB5 5SA18 homes
completed
12 -14, 12 -14, Sandown Way, Northolt, UB5 4HY10 homes
completed
1, 1, Wilsmere Drive, Northolt, UB5 4JA2 homes
completed
108 Eastcote Lane, 108, Eastcote Lane, Northolt, UB5 5RH2 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

Live in UB5 5TP? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for UB5 5TP.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Ealing with nearby boroughs:

Ealing vs HounslowEaling vs Hammersmith And FulhamEaling vs Brent

Similar postcodes

Frequently asked questions

📍 Track UB5 5TP

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for UB5 5TP

Full postcodeUB5 5TP
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt Mandeville
Latitude51.549242
Longitude-0.377880
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