Northolt West End · Ealing · Ealing North constituency · 51.53363, -0.40194

UB5 6LL— Northolt West End, Ealing

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

The family fortress

 

Schools 100%Safety 82/100Transport 9/100~5% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
46
Safety
82
Schools
95
Transport
9
Environment
57
Investment
53

The bottom line

UB5 6LL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 77 min to city — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB5 6LL

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-15.0% vs London avg

Deep-dive guides for UB5 6LL

🛡️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 6LL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Belmore Primary Academy

Good · Inspected Nov 2023 · 3 min walk

KS2: 105.4

★★★

Secondary

Barnhill Community High School

Outstanding · Inspected Feb 2024 · 5 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 · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.5 incidents per 1,000 residents

Better than 58% of London
→ Stable

-24% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour20%
Vehicle crime19%
Other15%
Drug offences6%
Theft5%
Burglary4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: RAF Northolt Fire Station · 2.7km

Crime is 15% below 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£3,228/m²
Price per ft²£300/ft²
Avg floor area55.2 m²

EPC breakdown

D
4%
E
1%

Based on 5 properties · Confidence: low

Street mix

Semi 72%Terraced 11%Flat 11%Other 6%

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£138,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

1997–2025 · CAGR

+3.2%

Total change

+139%

Market Activity

Price Velocity & Acceleration

Current Velocity

-61.9%

per year

Acceleration

-187.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached76.5%
Terraced11.8%
Flat/maisonette11.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£90k£142k+57.8%1.8
Post-dot-com plateau2002–2003£199k£225k+13.4%2
Pre-crash peak2005–2005£245k£245k+0%1
GFC & correction2010–2011£250k£250k+0%1
Rate-rise correction2023–2023£564k£564k+0%1
Current market2025–2025£215k£215k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Semi-detached+0.1% α
Local
18.1%
District
18%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

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

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

15

Walkability score

5

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge80 min ↑
Victoria78 min ↑
Waterloo78 min ↑
Canary Wharf81 min ↑
City ★77 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

2

Car parks (800m)

0

EV chargers (800m)

Nearest car park346m
Santander docks (800m)0
Nearest cycle dock11.8 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: 16.4 km away✗ Not Green Belt✗ Not AONB51% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Ruislip Woods SSSI — 7.0 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

WEST END SURGERY

EDWARD ROAD, UB5 6QN

4 min walk

82%

Recommend GP

82%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 3.0 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Stanbury's (958 m)

Nearest supermarketCo-operative Food · 549 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)

966m

Post office

Nearby shops

Amir586 m
Oscar’s618 m
Budgens740 m

Nearby cafes

Coffee House1.0 km

Nearby restaurants

Stanbury's958 m

Nearby pharmacies

Touchwood Pharmacy562 m

Nearby health

Tangmere Gardens Dental Centre698 m
Food hygiene (5-star)52% of 31

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

53

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months2

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

17/100

Velocity score

Future outlook

34.8

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route21,360m
Crossrail 2 route17,841m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,172 nationally

1,963

Est. population

8,114/km²

57%

Employed

32%

Degree educated

£37,500

Median income

8.1%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

44

Community stability

Age profile

31%
19%
21%
19%
Under 1831%
18–3419%
35–4921%
50–6419%
65+10%

Tenure

22%
29%
26%
23%
Own outright22%
Own (mortgage)28%
Private rent26%
Social rent23%
Shared ownership0%
Rent free1%

Ethnicity

25%
28%
15%
White British25%
White Other12%
Asian28%
Black15%
Mixed6%
Other13%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine23%
No car household21%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent26%
Social rent23%

vs. London

Income vs London-10.7%

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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
16
Largest scheme
15 homes · Land Rear Of 1-8, 1-8, West End Gardens, Northolt, UB5 6QR
Pipeline pressure
NONE

Named schemes (500m)

16, 16, Chatsworth Road, Hayes, UB4 9ES4 homes
completed
87, 87, Rushdene Crescent, Northolt, UB5 6NG3 homes
completed
82, 82, Gurney Road, Northolt, UB5 6LL3 homes
completed
2, 2, Rayners Crescent, Northolt, UB5 6PB3 homes
completed
36, 36, Barnhill Lane, Hayes, UB4 9HD2 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 6LL

Full postcodeUB5 6LL
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt West End
Latitude51.533629
Longitude-0.401936
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