Northolt West End · Ealing · Ealing North constituency · 51.53105, -0.38406

UB5 6BA— Northolt West End, Ealing

Location and area intelligence for UB5 6BA, Northolt West End, Ealing

The family fortress

 

Schools 100%Safety 81/100Transport 9/100~5% 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
81
Schools
90
Transport
9
Environment
67
Investment
49

The bottom line

UB5 6BA 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 6BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-15.0% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for UB5 6BA

🛡️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 6BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Viking Primary School

Not yet inspected · 8 min walk

KS2: 106.4

★★

Secondary

Greenford High School

Good · Inspected Feb 2022 · 12 min walk

P8: +0.39A8: 52.5

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.5 incidents per 1,000 residents

Better than 53% of London
→ Stable

-16% vs borough

Crime by type

Violence & sexual offences35%
Other34%
Vehicle crime10%
Anti-social behaviour7%
Burglary6%
Drug offences5%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 2.3km

Crime is 5% below 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£3,727/m²
Price per ft²£346/ft²
Avg floor area80 m²

EPC breakdown

B
3%
C
20%
D
5%

Based on 28 properties · Confidence: medium

Street mix

Flat 100%

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 costLow
Rebuild cost estimate£200,000
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
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,521
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2024 · CAGR

+6.1%

Total change

+339%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.4%

per year

Acceleration

-16.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 27 sales

Property Type Mix

Total: 27 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£64k£73k+14.1%2
Post-dot-com plateau2001–2004£93k£153k+64.6%2
Pre-crash peak2005–2007£135k£180k+33.5%2
GFC & correction2008–2012£190k£163k-14.2%1.3
Help-to-Buy recovery2013–2013£178k£178k+0%1
Brexit uncertainty2017–2019£265k£249k-6.2%2
Pandemic surge2020–2020£285k£285k+0%1
Current market2024–2024£281k£281k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
6.7%
District
6.7%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing13
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
Southall

Nearby stations

Northolt Underground StationCentral
27 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
35 min walk
SouthallNational Rail
35 min walk
Greenford Underground StationCentral
37 min walk
South Ruislip Underground StationCentral
38 min walk
No bus stops within 400m

20

Walkability score

118

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

17

Car parks (800m)

1

EV chargers (800m)

Nearest car park296m
Santander docks (800m)0
Nearest cycle dock10.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

97%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed488 Mbps
Median download445 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: 15.1 km away✗ Not Green Belt✗ Not AONB84% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 7.8 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WILLOW TREE SURGERY

2 JOLLYS LANE, UB4 9BG

9 min walk

61%

Recommend GP

61%

Overall GP experience

6

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

93

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Walnut Tree (815 m)

No restaurants within 800m — nearest: Blue Orchid Indian Restaurant (592 m)

Nearest supermarketCo-operative Food · 855 m

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)

802m

Post office

Nearby shops

Happy Store274 m
Costcutter447 m
PSV Express786 m
Kopernik792 m

Nearby cafes

Dream Cafe809 m
Starbucks843 m

Nearby restaurants

Blue Orchid Indian Restaurant592 m
Tennessee Express790 m
Burger King805 m
Hyderabadi Biryani807 m

Nearby pubs

The Walnut Tree815 m

Nearby pharmacies

Alpha Chemist804 m

Nearby health

Northolt Family Practice765 m
Tangmere Gardens Dental Centre817 m
Food hygiene (5-star)48% of 25

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

1 ONKAR ESTATES LIMITED
BURHANI SERVICES LTD
CRYSTAL DUST LIMITED
H HIRES LTD
HOST ASSISTANTS LTD

+3 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 score11/100
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

26.7

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,088m
Crossrail 2 route16,609m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,175 nationally

1,594

Est. population

21,328/km²

55%

Employed

33%

Degree educated

£35,700

Median income

9.1%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

37

Community stability

Age profile

30%
21%
24%
16%
Under 1830%
18–3421%
35–4924%
50–6416%
65+9%

Tenure

17%
23%
46%
Own outright9%
Own (mortgage)17%
Private rent23%
Social rent46%
Shared ownership4%

Ethnicity

21%
26%
25%
White British21%
White Other13%
Asian26%
Black25%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine24%
No car household38%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Social rent47%
Private rent23%

vs. London

Income vs London-15.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
3
Local approval rate
75%
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)
34
Largest scheme
594 homes · Taylor Woodrow Complex, TAYLOR WOODROW COMPLEX, Adrienne Avenue, Southall, UB1 2QW
Pipeline pressure
NONE

Named schemes (500m)

Jupiter, Latham And Westland Courts Site, Jupiter, Latham and Westland Courts Site, Seasprite Close, Northolt, UB5 6DZ92 homes
completed
THE BYRON HOTEL, THE BYRON HOTEL, RUISLIP ROAD, UB5 6AU61 homes
completed
Dovehouse Court, Dovehouse Court, Kittiwake Road38 homes
completed
LAND ADJACENT TO, 145-150 & 61-80, LAND ADJACENT TO, 145-150 & 61-80, BYRON WAY, UB5 624 homes
completed
LAND AT, LAND AT, WILLOWTREE LANE, BROADMEAD ROAD, UB517 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 6BA

Full postcodeUB5 6BA
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt West End
Latitude51.531047
Longitude-0.384063
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