Central Greenford · Ealing · Ealing North constituency · 51.55269, -0.34134

UB6 0BP— Central Greenford, Ealing

Location and area intelligence for UB6 0BP, Central Greenford, Ealing

 

Schools 67%Safety 74/100Transport 28/100~4% 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
52
Safety
74
Schools
90
Transport
28
Environment
44
Investment
43

The bottom line

UB6 0BP 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 victoria — above average for this zone and 9 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB6 0BP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.2% vs London avg
vs London crime+5.0% vs London avg

Deep-dive guides for UB6 0BP

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

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Postcode Personality

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How UB6 0BP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Horsenden Primary School

Good · Inspected Nov 2023 · 5 min walk

KS2: 105.6

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 22 min walk

P8: +0.87A8: 59.0

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 22 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

68.2 incidents per 1,000 residents

Higher crime than 52% of London
↑ Rising 1092.3%

-7% vs borough

Crime by type

Violence & sexual offences33%
Other26%
Anti-social behaviour14%
Vehicle crime10%
Burglary7%
Drug offences6%
Robbery3%
Theft2%

Stop & search

0.4

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.3km

Crime is +5% above 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.

UB6 district median

£492,500

Based on 102 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£8,065/m²
Price per ft²£749/ft²
Avg floor area71.3 m²

EPC breakdown

C
15%
D
17%
E
6%

Based on 38 properties · Confidence: high

Street mix

Semi 13%Terraced 69%Flat 19%

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 yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£178,250
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, 100 mm loft insulation
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

1995–2024 · CAGR

+7.1%

Total change

+628%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.4%

per year

Acceleration

+11.79

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £150k–£175k · 53 sales

Property Type Mix

Total: 53 sales

Semi-detached13.2%
Terraced69.8%
Flat/maisonette17%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£79k£143k+80.4%1.8
Post-dot-com plateau2001–2004£154k£235k+52.6%3.8
Pre-crash peak2005–2007£253k£262k+3.6%2.3
GFC & correction2008–2012£295k£248k-16.1%2.2
Help-to-Buy recovery2014–2016£368k£450k+22.4%1.3
Brexit uncertainty2017–2019£428k£464k+8.5%2.5
Pandemic surge2021–2021£490k£490k+0%1
Current market2024–2024£575k£575k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
7.5%
District
7.6%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
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
Sudbury Hill Underground StationPiccadilly line
6.9 min walk
Sudbury Hill Harrow

Nearby stations

Sudbury Hill Underground StationPiccadilly
7 min walk
Sudbury Hill HarrowNational Rail
9 min walk
Greenford Underground StationCentral
15 min walk
South Harrow Underground StationPiccadilly
20 min walk
Sudbury Town Underground StationPiccadilly
22 min walk
No bus stops within 400m

42

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge72 min ↑
Victoria ★59 min
Waterloo75 min ↑
Canary Wharf82 min ↑
City71 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park394m
Santander docks (800m)0
Nearest cycle dock8.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed493 Mbps
Median download447 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: 13.0 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: 12.7 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Bentley Priory SSSI — 7.7 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 5

Landslide susceptibility: Medium

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 yield851.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ELMTREES SURGERY

2A HORSENDEN LANE NORTH, UB6 0PA

5 min walk

78%

Recommend GP

78%

Overall GP experience

2

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe Clementine Churchill Hospital · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

9

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

6

Convenience

Nearest supermarketNisa Local · 448 m
4 tennis courts2 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

695m

Post office

Nearby shops

Costa Express161 m
Polska Chata210 m
Star Food and Wine215 m
Siragro245 m

Nearby cafes

Veeno237 m
Vonns Sandwich Bar288 m
Brokengate Café466 m
Starbucks471 m

Nearby restaurants

Nasib Fish Bar202 m
Chungs206 m
Lahori Bites213 m
Royal Pizza218 m

Nearby pubs

Ryan's Bar297 m
Tiffty's Tavern Irish Bar419 m
The Black Horse631 m
The Office632 m

Nearby gyms

North London Golf Academy312 m
David Lloyd Club - Sudbury Hill383 m

Nearby pharmacies

Bright Health Pharmacy250 m
Curapharm Chemist668 m
Boots1.2 km
Superdrug1.2 km

Nearby health

Poland Medical659 m
Food hygiene (5-star)50% of 58

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

BETTERSPECS GREENFORD LIMITED
CAMBRIA OIL GROUP & PARTNERS LTD
DICTATETHEPACE LTD
HASANOV CONSTRUCTION LTD
MILLENNIUM OPTICAL LIMITED

+4 more

Investment

Investment grade, yield and market outlook

43

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

40.2

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,889m
Crossrail 2 route14,705m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,159 nationally

2,272

Est. population

10,774/km²

67%

Employed

41%

Degree educated

£46,700

Median income

6.6%

Claimant rate

SuburbanHigh densityEstablished mixed

36

Community stability

Age profile

25%
23%
26%
17%
Under 1825%
18–3423%
35–4926%
50–6417%
65+10%

Tenure

23%
25%
45%
Own outright23%
Own (mortgage)25%
Private rent45%
Social rent6%
Shared ownership0%

Ethnicity

18%
30%
30%
White British18%
White Other30%
Asian30%
Black8%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine21%
No car household28%
Unemployed4%
No qualifications16%

Housing tenure (Census 2021)

Private rent45%
Social rent6%

vs. London

Income vs London+11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
1
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)
9

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
11
Largest scheme
263 homes · Kellogg Tower, Kellogg Tower, Greenford Road, UB6 0JA
Pipeline pressure
NONE

Named schemes (500m)

Kellogg Tower, Kellogg Tower, Greenford Road, UB6 0JA263 homes
completed
OLDFIELD TAVERN, 1089, OLDFIELD TAVERN, 1089, GREENFORD ROAD, UB6 OEL68 homes
completed
1109-1119, 1109-1119, Greenford Road, Greenford, UB6 0DP36 homes
completed
Kellogg Tower, Kellogg Tower, Greenford Road, Greenford, UB6 0JA7 homes
completed
1366,1368 & 1370, 1366,1368 & 1370, Greenford Road, UB66 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.1%
Election year
2026
MP
James Murray (Labour (Co-op))
MP majority
12,519
Constituency
Ealing North

Councillors

Munir AbbasiLabour
Valery Patricia RyanLabour
Sanjai Kumar KohliLabour

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Key facts for UB6 0BP

Full postcodeUB6 0BP
Postcode districtUB6
BoroughLondon Borough of Ealing
WardCentral Greenford
Latitude51.552688
Longitude-0.341336
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