Northolt West End · Ealing · Ealing North constituency · 51.53261, -0.38538

UB5 6EF— Northolt West End, Ealing

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

The family fortress

 

Schools 100%Safety 76/100Transport 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
43
Safety
76
Schools
100
Transport
9
Environment
64
Investment
50

The bottom line

UB5 6EF 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 6EF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-15.0% vs London avg
vs London crime+51.0% vs London avg

Deep-dive guides for UB5 6EF

🛡️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 6EF 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 · 6 min walk

KS2: 106.4

★★★

Secondary

Barnhill Community High School

Outstanding · Inspected Feb 2024 · 12 min walk

P8: +0.62A8: 55.5

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

98.0 incidents per 1,000 residents

Higher crime than 74% of London
→ Stable

+34% vs borough

Crime by type

Violence & sexual offences30%
Other24%
Anti-social behaviour20%
Vehicle crime12%
Drug offences5%
Robbery5%
Theft3%
Burglary2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 2.5km

Crime is +51% 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£4,596/m²
Price per ft²£427/ft²
Avg floor area81.4 m²

EPC breakdown

C
1%
D
6%
E
3%
F
1%

Based on 11 properties · Confidence: medium

Street mix

Terraced 86%Flat 14%

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£203,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofFlat, limited 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

1997–2025 · CAGR

+5.4%

Total change

+335%

Market Activity

Price Velocity & Acceleration

Current Velocity

+23.3%

per year

Acceleration

-55.24

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 7 sales

Property Type Mix

Total: 7 sales

Terraced85.7%
Flat/maisonette14.3%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£85k£119k+40%1.3
Pre-crash peak2005–2005£168k£168k+0%1
Pandemic surge2021–2021£300k£300k+0%1
Current market2025–2025£370k£370k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Southall

Nearby stations

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

27

Walkability score

126

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

16

Car parks (800m)

1

EV chargers (800m)

Nearest car park111m
Santander docks (800m)0
Nearest cycle dock10.6 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 waterLOW
Low
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: 15.2 km away✗ Not Green Belt✗ Not AONB73% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 7.6 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

11 min walk

61%

Recommend GP

61%

Overall GP experience

7

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.4 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Walnut Tree (875 m)

Nearest supermarketCo-operative Food · 691 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)

605m

Post office

Nearby shops

Happy Store78 m
PSV Express590 m
Kopernik596 m
Northolt Food Centre599 m

Nearby cafes

Dream Cafe613 m
Starbucks976 m

Nearby restaurants

Tennessee Express594 m
Hyderabadi Biryani611 m
Blue Orchid Indian Restaurant663 m
Burger King940 m

Nearby pubs

The Walnut Tree875 m

Nearby pharmacies

Alpha Chemist607 m
Touchwood Pharmacy685 m

Nearby health

Tangmere Gardens Dental Centre635 m
Food hygiene (5-star)50% of 26

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ADS CONSTRUCTION LTD

Investment

Investment grade, yield and market outlook

50

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 months1

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

8/100

Velocity score

Future outlook

24.6

Price growth score

E
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,212m
Crossrail 2 route16,771m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,685 nationally

1,858

Est. population

9,424/km²

55%

Employed

28%

Degree educated

£35,700

Median income

10.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

41

Community stability

Age profile

32%
21%
21%
18%
Under 1832%
18–3421%
35–4921%
50–6418%
65+8%

Tenure

21%
20%
45%
Own outright11%
Own (mortgage)21%
Private rent20%
Social rent45%
Shared ownership2%
Rent free1%

Ethnicity

19%
29%
24%
White British19%
White Other13%
Asian29%
Black24%
Mixed4%
Other11%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine28%
No car household36%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Social rent45%
Private rent20%

vs. London

Income vs London-15.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
1
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
425 homes · Rectory Park Estate, Rectory Park Estate, Northolt, Northolt, UB5 6SL
Pipeline pressure
NONE

Named schemes (500m)

SITE C, ADJ. TO HAYES BY-PASS, SITE C, ADJ. TO HAYES BY-PASS, CANBERRA DRIVE, UB5181 homes
completed
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

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 6EF

Full postcodeUB5 6EF
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt West End
Latitude51.532611
Longitude-0.385377
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