Northolt West End · Ealing · Ealing North constituency · 51.53436, -0.39596

UB5 6LB— Northolt West End, Ealing

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

 

Schools 100%Safety 72/100Transport 9/100Yield 5.38%

Best for: Families

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

Liveability
43
Safety
72
Schools
100
Transport
9
Environment
45
Investment
64

The bottom line

UB5 6LB 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 6LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.7% vs London avg
vs London crime+87.0% vs London avg

Deep-dive guides for UB5 6LB

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

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How UB5 6LB 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 · 3 min walk

KS2: 106.4

★★★

Secondary

Barnhill Community High School

Outstanding · Inspected Feb 2024 · 6 min walk

P8: +0.62A8: 55.5

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 · 37 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

121.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+66% vs borough

Crime by type

Other26%
Violence & sexual offences19%
Anti-social behaviour18%
Vehicle crime18%
Theft6%
Robbery5%
Burglary4%
Drug offences4%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 3.0km

Crime is +87% above London average

Property

Prices, sales volume and market trends

Avg floor area89.3 m²

EPC breakdown

C
7%
D
16%
E
6%
G
2%

Based on 31 properties · Confidence: high

Street mix

Semi 91%Terraced 9%

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 costLow
Rebuild cost estimate£223,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (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

Price Trajectory

1997–2022 · CAGR

+7.7%

Total change

+539%

Market Activity

Price Velocity & Acceleration

Current Velocity

+0.0%

per year

Acceleration

-13.98

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached91.2%
Terraced8.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£83k£128k+54.2%1
Post-dot-com plateau2001–2004£139k£243k+74.8%2.2
Pre-crash peak2005–2007£212k£250k+17.9%2.3
GFC & correction2008–2012£250k£240k-4%1.7
Help-to-Buy recovery2013–2016£285k£420k+47.4%1
Brexit uncertainty2017–2019£430k£465k+8.1%1
Pandemic surge2021–2021£530k£530k+0%2
Rate-rise correction2022–2022£530k£530k+0%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.2% alpha

Semi-detached+0.2% α
Local
6.3%
District
6.1%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing9
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
South Ruislip

Nearby stations

Northolt Underground StationCentral
31 min walk
South Ruislip Underground StationCentral
31 min walk
South RuislipNational Rail
32 min walk
Ruislip Gardens Underground StationCentral
39 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
42 min walk
No bus stops within 400m

34

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria66 min ↑
Waterloo71 min ↑
Canary Wharf72 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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park110m
Santander docks (800m)0
Nearest cycle dock11.4 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 16.0 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Ruislip Woods SSSI — 7.1 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): None recorded

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

YEADING MEDICAL CENTRE

18 HUGHENDEN GARDENS, UB5 6LD

1 min walk

88%

Recommend GP

88%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.8 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Walnut Tree (900 m)

Nearest supermarketCo-operative Food · 141 m
1 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)

568m

Post office

Nearby shops

Amir181 m
Oscar’s216 m
Budgens342 m
PSV Express518 m

Nearby cafes

Dream Cafe593 m
Coffee House877 m

Nearby restaurants

Tennessee Express533 m
Hyderabadi Biryani587 m
Stanbury's986 m

Nearby pubs

The Walnut Tree900 m

Nearby pharmacies

Touchwood Pharmacy155 m
Alpha Chemist574 m

Nearby health

Tangmere Gardens Dental Centre297 m
Food hygiene (5-star)48% of 40

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

BUTT JEWELLERS LONDON LTD
CHARNJEET BUILDERS LIMITED
GSVV GROUP LTD
HITEK UK LTD
JONSTONE LIMITED

+7 more

Investment

Investment grade, yield and market outlook

64

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 owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

19

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,970m
Crossrail 2 route17,511m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,973 nationally

1,896

Est. population

8,131/km²

57%

Employed

33%

Degree educated

£37,500

Median income

9.3%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

47

Community stability

Age profile

26%
22%
22%
20%
Under 1826%
18–3422%
35–4922%
50–6420%
65+11%

Tenure

21%
32%
23%
24%
Own outright21%
Own (mortgage)32%
Private rent23%
Social rent24%
Shared ownership0%

Ethnicity

23%
14%
29%
17%
White British23%
White Other14%
Asian29%
Black17%
Mixed5%
Other12%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine25%
No car household26%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent24%
Private rent23%

vs. London

Income vs London-10.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
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)
51
Largest scheme
181 homes · SITE C, ADJ. TO HAYES BY-PASS, SITE C, ADJ. TO HAYES BY-PASS, CANBERRA DRIVE, UB5
Pipeline pressure
NONE

Named schemes (500m)

Land Rear Of 1-8, 1-8, West End Gardens, Northolt, UB5 6QR15 homes
completed
Beverley Court, Beverley Court, Ruislip Road, Northolt, UB5 6XJ8 homes
completed
71 And 73 Nutfield Gardens, Nutfield Gardens, Northolt, UB5 6LU5 homes
completed
Land Rear Of 1-8, Land Rear Of 1-8, West End Gardens, Northolt, UB5 6QR4 homes
completed
87, 87, Rushdene Crescent, Northolt, UB5 6NG3 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 6LB

Full postcodeUB5 6LB
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt West End
Latitude51.534357
Longitude-0.395956
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