Greenford Broadway · Ealing · Ealing Southall constituency · 51.53563, -0.37091

UB5 6TF— Greenford Broadway, Ealing

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

The family fortress

 

Schools 100%Safety 77/100Transport 16/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
48
Safety
77
Schools
95
Transport
16
Environment
58
Investment
49

The bottom line

UB5 6TF 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 6TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-9.3% vs London avg
vs London crime-21.0% vs London avg

Deep-dive guides for UB5 6TF

🛡️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 6TF 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 · 3 min walk

KS2: 107.2

★★

Secondary

Greenford High School

Good · Inspected Feb 2022 · 6 min walk

P8: +0.39A8: 52.5

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.4 incidents per 1,000 residents

Better than 61% of London
↑ Rising 614.3%

from a low base — still below London average

-30% vs borough

Crime by type

Violence & sexual offences32%
Other26%
Anti-social behaviour14%
Vehicle crime9%
Drug offences6%
Robbery5%
Burglary5%
Theft3%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.3km

Crime is 21% below 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£5,053/m²
Price per ft²£469/ft²
Avg floor area86.4 m²

EPC breakdown

B
1%
C
10%
D
13%
E
1%

Based on 25 properties · Confidence: medium

Street mix

Terraced 39%Flat 61%

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£216,000
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, filled cavity
RoofPitched, 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

1999–2025 · CAGR

+7.3%

Total change

+519%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.7%

per year

Acceleration

-14.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £400k–£450k · 21 sales

Property Type Mix

Total: 21 sales

Terraced38.1%
Flat/maisonette61.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£70k£110k+58.3%1.5
Post-dot-com plateau2001–2004£89k£164k+84.4%1.7
Pre-crash peak2005–2007£152k£170k+11.8%1.7
GFC & correction2008–2008£175k£175k+0%1
Help-to-Buy recovery2015–2015£285k£285k+0%1
Brexit uncertainty2018–2019£355k£291k-18%1.5
Rate-rise correction2022–2022£375k£375k+0%2
Current market2025–2025£430k£430k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.8% alpha

Flat/maisonette+0.8% α
Local
4.6%
District
3.8%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing4
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
Northolt Underground StationCentral line
16.9 min walk
Northolt Park

Nearby stations

Northolt Underground StationCentral
18 min walk
Greenford Underground StationCentral
24 min walk
Northolt ParkNational Rail
32 min walk
South Ruislip Underground StationCentral
38 min walk
Perivale Underground StationCentral
41 min walk
No bus stops within 400m

28

Walkability score

83

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

7

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)33
Nearest car park383m
Santander docks (800m)0
Nearest cycle dock9.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed467 Mbps
Median download436 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: 14.3 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 49%
More green space than 98% of London

Nearest SSSI: Syon Park SSSI — 7.9 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

7 min walk

73%

Recommend GP

73%

Overall GP experience

5

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 2.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Hare and Hounds (443 m)

Nearest supermarketBest Foods Supermarket · 536 m
6 tennis courts1 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)

402m

Post office

Nearby shops

Tesco Express428 m
Adil Halal Meat and Fresh Fish627 m
JJ Food and Wine641 m
Lady Margaret Superstore664 m

Nearby cafes

San Remo Café621 m
Pausa823 m

Nearby restaurants

Blue Orchid Indian Restaurant493 m
Roosters Piri Piri522 m
China Gourmet593 m
Ceylon Chennai Xpress649 m

Nearby pubs

Hare and Hounds443 m
The Crown1.0 km

Nearby gyms

Greenford Sports Centre479 m
PureGym715 m

Nearby pharmacies

Day and Night Pharmacy786 m

Nearby health

Northolt Family Practice344 m
Food hygiene (5-star)46% of 54

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

777 JAMAICAN CATERING LTD
ACCHU PROPERTIES LIMITED
BHV PLASTERING LIMITED
THE FINE JAMAICAN SAUCE.CO LIMITED

Investment

Investment grade, yield and market outlook

49

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 months0

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

4/100

Velocity score

Future outlook

25.9

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,303m
Crossrail 2 route16,036m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,975 nationally

1,947

Est. population

9,638/km²

56%

Employed

34%

Degree educated

£38,100

Median income

9.2%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

41

Community stability

Age profile

28%
22%
21%
18%
Under 1828%
18–3422%
35–4921%
50–6419%
65+11%

Tenure

16%
21%
21%
37%
Own outright16%
Own (mortgage)21%
Private rent21%
Social rent37%
Shared ownership5%
Rent free1%

Ethnicity

19%
14%
29%
23%
White British19%
White Other14%
Asian29%
Black23%
Mixed7%
Other8%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine25%
No car household31%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Social rent37%
Private rent21%

vs. London

Income vs London-9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
5
Local approval rate
0%
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)
6
Largest scheme
172 homes · Grand Union Village, Phase 11, GRAND UNION VILLAGE, Taywood Road
Pipeline pressure
NONE

Named schemes (500m)

301-303 Ruislip Road, 301-303, Ruislip Road, Greenford, UB6 9FL50 homes
completed
20, 20, Gosling Close, Greenford, UB6 9UE4 homes
completed
24 Elm Tree Close, Elm Tree Close, Northolt, UB5 6AR3 homes
completed
Allendale, Allendale, Kensington Road, Northolt, UB5 6AH3 homes
completed
9 Thorn Close, Thorn Close, Northolt, UB5 6DJ2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.5%
Election year
2026
MP
Deirdre Costigan (Labour)
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 6TF

Full postcodeUB5 6TF
Postcode districtUB5
BoroughLondon Borough of Ealing
WardGreenford Broadway
Latitude51.535631
Longitude-0.370909
Parliamentary constituencyEaling Southall
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