North Greenford · Ealing · Ealing North constituency · 51.55402, -0.33243

UB6 0LB— North Greenford, Ealing

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

The family fortress

 

Schools 100%Safety 82/100Transport 39/100Low yield 3.39%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
63
Safety
82
Schools
90
Transport
39
Environment
72
Investment
47

The bottom line

UB6 0LB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £555,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 51 min to victoria — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how UB6 0LB scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how UB6 0LB meets your needs.

Location

UB6 0LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+6.7% vs London avg
vs London income+13.6% vs London avg
vs London crime-13.0% vs London avg

Deep-dive guides for UB6 0LB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare UB6 0LB with:

Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung📈 Up & Coming🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How UB6 0LB 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 · 7 min walk

KS2: 105.6

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 27 min walk

P8: +0.87A8: 59.0

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 24 min walk

1 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

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.9km

Crime is 13% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£555,000

Median sale price

Above London median by 7%

£555,000 is 7% above the London median (£520,000)

+15.2%

This year

Terraced

Dominant type

Price history

5-year change
+38.2%
Sales (24 months)5
New build0.0%
Avg terraced£555,000
Price per m²£6,133/m²
Price per ft²£570/ft²
Avg floor area92.6 m²

EPC breakdown

C
3%
D
5%
E
4%

Based on 12 properties · Confidence: medium

Street mix

Terraced 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

Stamp duty

Standard buyer£15,250
First-time buyerFTB
£6,500
Additional propertyBTL/2nd
£31,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

11.6×

Price-to-income

£2,776/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£231,500
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+7.4%

Total change

+761%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.4%

per year

Acceleration

+26.16

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 29 sales

Property Type Mix

Total: 29 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£72k£135k+86.9%2.2
Post-dot-com plateau2001–2003£160k£218k+36.1%2.3
Pre-crash peak2005–2007£235k£307k+30.6%1
GFC & correction2008–2009£269k£246k-8.6%1.5
Help-to-Buy recovery2013–2016£345k£450k+30.4%1
Current market2024–2026£549k£622k+13.4%1.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
7%
District
6.9%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position40

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
5.1 min walk
Sudbury Hill Harrow

Nearby stations

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

34

Walkability score

67

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

9

Car parks (800m)

0

EV chargers (800m)

Nearest car park332m
Santander docks (800m)0
Nearest cycle dock7.8 km

Nearby car parks

🅿️
Rising Sun
605m

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 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.1 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

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

3

GPs within 1km

1

Dentists within 1km

5

Care homes (1km)

Nearest hospitalThe Clementine Churchill Hospital · 1.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

15

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Tiffty's Tavern Irish Bar (354 m)

Nearest supermarketNisa Local · 355 m
1 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)

479m

Post office

Nearby shops

Devi Superstore354 m
Cyclon Food and Wine380 m
K.M. Laween Food and Wine383 m
Redden News423 m

Nearby cafes

Brokengate Café357 m
Caffeine Co414 m
Veeno566 m
Vonns Sandwich Bar617 m

Nearby restaurants

Suman's Peri Peri356 m
Piwnica Polish Restaurant and Dance Club356 m
The Catch422 m
Royal Gujarat Restaurant430 m

Nearby pubs

Tiffty's Tavern Irish Bar354 m
Rising Sun Hotel & Restaurant546 m
The Ballot Box599 m
Ryan's Bar625 m

Nearby pharmacies

Curapharm Chemist459 m
Bright Health Pharmacy579 m

Nearby health

Poland Medical61 m
Harrow Road Dental Surgery753 m
Lanfranc Medical Centre828 m
Food hygiene (5-star)48% of 67

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ADVANCED IT SOLUTIONS UK LIMITED
ANCU TECH LTD
GJ 15 LIMITED

Investment

Investment grade, yield and market outlook

47

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
3.4% (average)London avg: 3.8%Below average yield — bottom 53%
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

53.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,367m
Crossrail 2 route14,131m

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%
Price vs London+6.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
6
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
15
Largest scheme
263 homes · Kellogg Tower, Kellogg Tower, Greenford Road, UB6 0JA
Pipeline pressure
NONE

Named schemes (500m)

Allen Court Estate, Allen Court (Rosefinch Court), Ridding Lane, Greenford, UB6 0JZ89 homes
completed
R/O, 82-100, Horsenden Lane North, Greenford, UB6 7QH13 homes
completed
Allen Court, Allen Court (Rosefinch Court), Ridding Lane, Greenford, UB6 0JZ8 homes
completed
14 Rosebank Avenue, Wembley, HA0 2TW5 homes
completed
166-168, 166-168, Greenford Road, Harrow, HA1 3QX4 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£555,000)

£15,250

Standard buyer

£6,500

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

Live in UB6 0LB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for UB6 0LB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Ealing with nearby boroughs:

Ealing vs HounslowEaling vs Hammersmith And FulhamEaling vs Brent

What else could £555k buy?

Similar-priced postcodes — sorted by transport score.

Similar postcodes

Frequently asked questions

📍 Track UB6 0LB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for UB6 0LB

Full postcodeUB6 0LB
Postcode districtUB6
BoroughLondon Borough of Ealing
WardNorth Greenford
Latitude51.554019
Longitude-0.332431
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