North Greenford · Ealing · Ealing North constituency · 51.55414, -0.33732

UB6 0HP— North Greenford, Ealing

Location and area intelligence for UB6 0HP, North Greenford, Ealing

The practical family move

 

Schools 75%Safety 82/100Transport 40/100Yield 3.82%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
82
Schools
90
Transport
40
Environment
45
Investment
56

The bottom line

UB6 0HP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines; 51 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB6 0HP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+13.6% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for UB6 0HP

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How UB6 0HP 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 · 6 min walk

KS2: 105.6

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 25 min walk

P8: +0.87A8: 59.0

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

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

56.4 incidents per 1,000 residents

Better than 57% of London
→ Stable

-23% vs borough

Crime by type

Violence & sexual offences34%
Anti-social behaviour23%
Other21%
Vehicle crime12%
Burglary8%
Drug offences2%
Theft1%
Robbery0%

Road safety

96

Road safety score

4

Accidents (5yr)

3

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.5km

Crime is 13% below London average

Property

Prices, sales volume and market trends

Avg floor area92.7 m²

EPC breakdown

C
1%
D
4%
E
1%

Based on 6 properties · Confidence: low

Street mix

Semi 46%Terraced 55%

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

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£231,750
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

1995–2022 · CAGR

+7.3%

Total change

+567%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.3%

per year

Acceleration

-96.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £250k–£300k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached55.6%
Terraced44.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£75k£150k+100%1
Post-dot-com plateau2002–2002£215k£215k+0%1
Pre-crash peak2006–2006£285k£285k+0%1
GFC & correction2012–2012£295k£295k+0%2
Pandemic surge2021–2021£551k£551k+0%1
Rate-rise correction2022–2022£500k£500k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Sudbury Hill Underground StationPiccadilly line
3.8 min walk
Sudbury Hill Harrow

Nearby stations

Sudbury Hill Underground StationPiccadilly
4 min walk
Sudbury Hill HarrowNational Rail
6 min walk
Greenford Underground StationCentral
18 min walk
Sudbury Town Underground StationPiccadilly
19 min walk
South Harrow Underground StationPiccadilly
20 min walk
No bus stops within 400m

51

Walkability score

88

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge64 min ↑
Victoria ★51 min
Waterloo65 min ↑
Canary Wharf71 min ↑
City66 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)

0

EV chargers (800m)

Nearest car park224m
Santander docks (800m)0
Nearest cycle dock8.1 km

Nearby car parks

🅿️
Rising Sun
566m

Connectivity

Broadband and mobile coverage

100%

Full fibre

73%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed391 Mbps
Median download394 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 43%
Below average green space

Nearest SSSI: Bentley Priory SSSI — 7.5 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): 4

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

2

Care homes (1km)

Nearest hospitalThe Clementine Churchill Hospital · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

16

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

11

Convenience

Nearest supermarketNisa Local · 165 m
5 tennis courts4 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)

427m

Post office

Nearby shops

Devi Superstore151 m
Cyclon Food and Wine254 m
K.M. Laween Food and Wine260 m
Costa Express291 m

Nearby cafes

Brokengate Café183 m
Caffeine Co324 m
Veeno362 m
Vonns Sandwich Bar432 m

Nearby restaurants

Suman's Peri Peri178 m
Piwnica Polish Restaurant and Dance Club195 m
Nasib Fish Bar299 m
Chungs309 m

Nearby pubs

Tiffty's Tavern Irish Bar136 m
Ryan's Bar443 m
Rising Sun Hotel & Restaurant535 m
The Ballot Box790 m

Nearby gyms

North London Golf Academy450 m
David Lloyd Club - Sudbury Hill479 m

Nearby pharmacies

Bright Health Pharmacy381 m
Curapharm Chemist398 m

Nearby health

Poland Medical378 m
Lanfranc Medical Centre874 m
Food hygiene (5-star)44% of 72

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

KTB TRADING LTD

Investment

Investment grade, yield and market outlook

56

Investment score

Good

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

39.9

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,687m
Crossrail 2 route14,465m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,588 nationally

1,968

Est. population

11,390/km²

61%

Employed

38%

Degree educated

£47,700

Median income

5.3%

Claimant rate

Inner cityHigh densityEstablished mixed

45

Community stability

Age profile

23%
23%
24%
17%
13%
Under 1823%
18–3423%
35–4924%
50–6417%
65+13%

Tenure

29%
32%
32%
Own outright29%
Own (mortgage)32%
Private rent32%
Social rent7%
Shared ownership0%

Ethnicity

24%
41%
White British12%
White Other24%
Asian41%
Black8%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine23%
No car household23%
Unemployed4%
No qualifications21%

Housing tenure (Census 2021)

Private rent32%
Social rent7%

vs. London

Income vs London+13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
5
Local approval rate
100%
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
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
22-26, 22-26, CAVENDISH AVENUE, HA1 3RG12 homes
completed
Ambassador House, Ambassador House, Cavendish Avenue, Harrow, HA1 3RW12 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
14.1%
Election year
2026
MP
James Murray (Labour (Co-op))
MP majority
12,519
Constituency
Ealing North

Councillors

Flora MacLoughlinConservative
Kristian MowerConservative
Ajay RoyConservative

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Key facts for UB6 0HP

Full postcodeUB6 0HP
Postcode districtUB6
BoroughLondon Borough of Ealing
WardNorth Greenford
Latitude51.554142
Longitude-0.337317
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