Greenford Broadway · Ealing · Ealing North constituency · 51.53328, -0.37961

UB5 6SS— Greenford Broadway, Ealing

Location and area intelligence for UB5 6SS, Greenford Broadway, Ealing

The family fortress

 

Schools 100%Safety 77/100Transport 12/100~5% 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
47
Safety
77
Schools
95
Transport
12
Environment
71
Investment
48

The bottom line

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

The catches: 59 min to waterloo — 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 6SS

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-15.0% vs London avg
vs London crime+34.0% vs London avg

Deep-dive guides for UB5 6SS

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB5 6SS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Gifford Primary School

Outstanding · Inspected May 2024 · 6 min walk

KS2: 107.2

★★

Secondary

Greenford High School

Good · Inspected Feb 2022 · 9 min walk

P8: +0.39A8: 52.5

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 · 30 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.9 incidents per 1,000 residents

Higher crime than 66% of London
→ Stable

+19% vs borough

Crime by type

Violence & sexual offences35%
Other23%
Anti-social behaviour19%
Vehicle crime8%
Drug offences6%
Burglary6%
Robbery3%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is +34% 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£3,354/m²
Price per ft²£312/ft²
Avg floor area60 m²

EPC breakdown

B
62%
C
4%

Based on 66 properties · Confidence: high

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£150,000
Rebuild cost per m²£2,500/m²

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

Construction era2013
WallsAverage thermal transmittance 0.19 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2014–2025 · CAGR

+8.8%

Total change

+152%

Market Activity

Price Velocity & Acceleration

Current Velocity

-44.3%

per year

Acceleration

-95.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 21 sales

Property Type Mix

Total: 21 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2014–2016£58k£250k+327.6%1
Brexit uncertainty2017–2019£199k£101k-49.2%2
Pandemic surge2020–2021£179k£185k+2.9%3
Rate-rise correction2022–2022£175k£175k+0%2
Current market2024–2025£265k£148k-44.3%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.7% alpha

Flat/maisonette-3.7% α
Local
-3.7%
District
0%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

78out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing36
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
Northolt StationCentral line
21.9 min walk
Southall

Nearby stations

Northolt Underground StationCentral
23 min walk
Greenford Underground StationCentral
32 min walk
South Ruislip 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

20

Walkability score

57

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria65 min ↑
Waterloo ★59 min
Canary Wharf62 min ↑
City63 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

11

Car parks (800m)

2

EV chargers (800m)

Nearest car park267m
Santander docks (800m)0
Nearest cycle dock10.3 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 waterMEDIUM
Medium
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: 14.8 km away✗ Not Green Belt✗ Not AONB99% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Ruislip Woods SSSI — 7.7 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

SOMERSET MEDICAL CENTRE

GUV HEALTH CENTRE, TAYWOOD ROAD, UB5 6WL

4 min walk

73%

Recommend GP

73%

Overall GP experience

4

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 2.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

86

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketBest Foods Supermarket · 600 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)

822m

Post office

Nearby shops

Happy Store443 m
Costcutter459 m
Tesco Express526 m
Adil Halal Meat and Fresh Fish628 m

Nearby cafes

Dream Cafe818 m
San Remo Café823 m

Nearby restaurants

Blue Orchid Indian Restaurant280 m
Roosters Piri Piri596 m
China Gourmet616 m
Ceylon Chennai Xpress637 m

Nearby gyms

Greenford Sports Centre727 m

Nearby pharmacies

Alpha Chemist822 m

Nearby health

Northolt Family Practice426 m
Food hygiene (5-star)42% of 26

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

MARBUD CONSTRUCTION LTD
MARBUD GROUP LTD
STARWELD LTD
SUPER HYGIENE CLEANERS LTD
TECHVU LTD

+1 more

Investment

Investment grade, yield and market outlook

48

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

26.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,836m
Crossrail 2 route16,451m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,452 nationally

2,233

Est. population

14,655/km²

58%

Employed

33%

Degree educated

£35,700

Median income

10.6%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

37

Community stability

Age profile

31%
23%
23%
15%
Under 1831%
18–3423%
35–4923%
50–6415%
65+8%

Tenure

17%
14%
49%
14%
Own outright7%
Own (mortgage)17%
Private rent14%
Social rent49%
Shared ownership14%

Ethnicity

20%
14%
29%
22%
White British20%
White Other14%
Asian29%
Black22%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine25%
No car household36%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Social rent49%
Private rent14%

vs. London

Income vs London-15.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
2
Local approval rate
50%
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
594 homes · Taylor Woodrow Complex, TAYLOR WOODROW COMPLEX, Adrienne Avenue, Southall, UB1 2QW
Pipeline pressure
NONE

Named schemes (500m)

Taylor Woodrow Complex, TAYLOR WOODROW COMPLEX, Adrienne Avenue, Southall, UB1 2QW594 homes
completed
Rectory Park Estate, Rectory Park Estate, Northolt, Northolt, UB5 6SL425 homes
completed
Phases 3 And 4 Of The Rectory Park Estate, 255-259, Rectory Park Avenue289 homes
completed
Grand Union Village, Phase 11, GRAND UNION VILLAGE, Taywood Road172 homes
completed
1 To 95 (Odd); 2 To 26 (Even); 214 To 220 (Even); And 251 To 303 (Odd) Rectory Park Avenue, Rectory Park Estate Regeneration, Phases 1 &, Rectory Park Avenue160 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.5%
Election year
2026
MP
James Murray (Labour (Co-op))
MP majority
12,519
Constituency
Ealing North

Councillors

Anthony John KellyLabour
Stephanie Lorraine AjayiLabour
Harbhajan Kaur DheerLabour

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Key facts for UB5 6SS

Full postcodeUB5 6SS
Postcode districtUB5
BoroughLondon Borough of Ealing
WardGreenford Broadway
Latitude51.533278
Longitude-0.379615
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