Northolt West End · Ealing · Ealing North constituency · 51.53140, -0.39132

UB5 6RU— Northolt West End, Ealing

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

The family fortress

 

Schools 100%Safety 79/100Transport 9/100~5% yield · indicativeOnly 4 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
79
Schools
100
Transport
9
Environment
63
Investment
52

The bottom line

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

The catches: 65 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 6RU

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-10.7% vs London avg
vs London crime+22.0% vs London avg

Deep-dive guides for UB5 6RU

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

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“The family fortress”

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How UB5 6RU 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 · 7 min walk

P8: +0.62A8: 55.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.1 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

+8% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour25%
Other23%
Vehicle crime12%
Drug offences4%
Burglary3%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is +22% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,937/m²
Price per ft²£552/ft²
Avg floor area55.1 m²

EPC breakdown

C
15%
D
16%
E
4%

Based on 35 properties · Confidence: high

Street mix

Semi 6%Terraced 22%Detached 1%Flat 71%

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£137,750
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (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

1996–2025 · CAGR

+5.3%

Total change

+345%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.0%

per year

Acceleration

+96.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £100k–£125k · 66 sales

Property Type Mix

Total: 66 sales

Detached1.5%
Semi-detached6.1%
Terraced24.2%
Flat/maisonette68.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£73k£98k+35.8%4
Post-dot-com plateau2001–2004£78k£126k+61.5%5.2
Pre-crash peak2005–2007£188k£138k-26.5%2.3
GFC & correction2008–2012£183k£118k-35.4%1.3
Help-to-Buy recovery2014–2016£250k£170k-32%1
Brexit uncertainty2019–2019£215k£215k+0%5
Pandemic surge2020–2021£390k£400k+2.6%1
Current market2024–2025£215k£323k+50%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.9% alpha

Weakest performer

Terraced

-6.4% alpha

Flat/maisonette-0.9% α
Local
5%
District
5.9%
Terraced-6.4% α
Local
8.5%
District
14.9%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
South Ruislip

Nearby stations

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

34

Walkability score

76

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

14

Car parks (800m)

1

EV chargers (800m)

Nearest car park336m
Santander docks (800m)0
Nearest cycle dock11.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

90%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed458 Mbps
Median download432 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: 15.6 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 40%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 7.5 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

6 min walk

88%

Recommend GP

88%

Overall GP experience

4

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.4 km
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 4.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

73

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Walnut Tree (566 m)

Nearest supermarketCo-operative Food · 474 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)

684m

Post office

Nearby shops

Happy Store420 m
Amir487 m
Oscar’s499 m
Budgens557 m

Nearby cafes

Dream Cafe705 m
Starbucks818 m

Nearby restaurants

Tennessee Express654 m
Hyderabadi Biryani700 m
Burger King794 m

Nearby pubs

The Walnut Tree566 m

Nearby pharmacies

Touchwood Pharmacy478 m
Alpha Chemist689 m

Nearby health

Tangmere Gardens Dental Centre528 m
Food hygiene (5-star)51% of 35

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

BODY&BARZ LIMITED
CRI ON LTD
PRECISIONCORE LTD
RAJ HEALTHCARE LTD
SKYLINE SUITES LTD

+3 more

Investment

Investment grade, yield and market outlook

52

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 score13/100
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 / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

32.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route20,590m
Crossrail 2 route17,073m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,679 nationally

1,796

Est. population

17,940/km²

57%

Employed

26%

Degree educated

£37,500

Median income

9.8%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

37

Community stability

Age profile

34%
20%
24%
15%
Under 1834%
18–3420%
35–4924%
50–6415%
65+7%

Tenure

17%
28%
43%
Own outright11%
Own (mortgage)17%
Private rent28%
Social rent43%
Shared ownership1%
Rent free1%

Ethnicity

20%
13%
24%
26%
White British20%
White Other13%
Asian24%
Black26%
Mixed6%
Other12%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine28%
No car household41%
Unemployed7%
No qualifications27%

Housing tenure (Census 2021)

Social rent44%
Private rent28%

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)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
5
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)
49
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)

SITE C, ADJ. TO HAYES BY-PASS, SITE C, ADJ. TO HAYES BY-PASS, CANBERRA DRIVE, UB5181 homes
completed
SITE B YEADING GREEN ESTATE, SITE B YEADING GREEN ESTATE, KITTIWAKE ROAD, UB550 homes
completed
Dovehouse Court, Dovehouse Court, Kittiwake Road38 homes
completed
Maple And Poplar Day Centre, Maple And Poplar Day Centre, Maple Road, Hayes, UB4 9NQ34 homes
completed
TASMAN HOUSE, 11, TASMAN HOUSE, 11, MAPLE ROAD,, HAYES, UB4 9LS24 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 6RU

Full postcodeUB5 6RU
Postcode districtUB5
BoroughLondon Borough of Ealing
WardNortholt West End
Latitude51.531398
Longitude-0.391317
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