Northolt Mandeville · Ealing · Ealing North constituency · 51.54931, -0.37920

UB5 5TY— Northolt Mandeville, Ealing

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

The family fortress

 

Schools 100%Safety 78/100Transport 28/100Yield 5.38%

Best for: Families

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

Liveability
51
Safety
78
Schools
90
Transport
28
Environment
58
Investment
65

The bottom line

UB5 5TY 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 5TY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.2% vs London avg
vs London crime-27.0% vs London avg

Deep-dive guides for UB5 5TY

🛡️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

“The family fortress”

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How UB5 5TY 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 · 1 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 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

47.3 incidents per 1,000 residents

Better than 65% of London
↑ Rising 664.3%

from a low base — still below London average

-35% vs borough

Crime by type

Violence & sexual offences27%
Other21%
Anti-social behaviour20%
Vehicle crime11%
Drug offences9%
Robbery5%
Burglary5%
Theft3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.5km

Crime is 27% below London average

Property

Prices, sales volume and market trends

Avg floor area89.2 m²

EPC breakdown

B
1%
C
28%
D
1%

Based on 30 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£223,000
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, filled cavity
RoofPitched, insulated (assumed)
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

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
8.4 min walk
Northolt Park

Nearby stations

Northolt Underground StationCentral
9 min walk
South Ruislip Underground StationCentral
20 min walk
Northolt ParkNational Rail
21 min walk
Greenford Underground StationCentral
30 min walk
Ruislip Gardens Underground StationCentral
32 min walk
No bus stops within 400m

18

Walkability score

39

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 park263m
Santander docks (800m)0
Nearest cycle dock10.6 km

Connectivity

Broadband and mobile coverage

78%

Full fibre

78%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed391 Mbps
Median download407 Mbps
Superfast coverage78%
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: 15.1 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 70%
More green space than 98% 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

6 min walk

59%

Recommend GP

59%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

Nearest hospitalCygnet Hospital · 3.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Crown (791 m)

Nearest supermarketCo-op Food · 649 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)

1.1km

Post office

Nearby shops

Wenzel's650 m
Sainsbury's Local719 m
Sweet Express767 m
The Village Superstore777 m

Nearby cafes

Pierogarnia770 m
Take a Break774 m
San Remo Café1.0 km
Eat Well Cafe1.1 km

Nearby restaurants

Chicken Cottage643 m
McDonald's708 m
King Pizza & Kebab732 m
Subway771 m

Nearby pubs

The Crown791 m

Nearby gyms

Larkspur Rovers FC318 m
Food hygiene (5-star)31% of 29

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

A

High street health

Registered businesses

OFF LABEL LIMITED
PROPONENT PROJECT MANAGEMENT LTD

Investment

Investment grade, yield and market outlook

65

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 score13/100
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

26.6

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,255m
Crossrail 2 route17,200m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,529 nationally

2,263

Est. population

7,920/km²

53%

Employed

36%

Degree educated

£37,700

Median income

7.2%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

26%
20%
21%
17%
16%
Under 1826%
18–3420%
35–4921%
50–6417%
65+16%

Tenure

26%
27%
28%
18%
Own outright26%
Own (mortgage)27%
Private rent28%
Social rent18%
Shared ownership2%

Ethnicity

25%
20%
25%
14%
White British25%
White Other20%
Asian25%
Black14%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine21%
No car household25%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent28%
Social rent18%

vs. London

Income vs London-10.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
7
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)
19
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
6 Yeoman Road, Yeoman Road, Northolt, UB5 5TJ3 homes
completed
8, 8, Newbury Close, Northolt, UB5 4JF2 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 5TY

Full postcodeUB5 5TY
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt Mandeville
Latitude51.549315
Longitude-0.379204
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