North Greenford · Ealing · Ealing North constituency · 51.55438, -0.32860

UB6 0LE— North Greenford, Ealing

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

The family fortress

 

Schools 100%Safety 82/100Transport 28/100Yield 3.82%

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
82
Schools
100
Transport
28
Environment
72
Investment
49

The bottom line

UB6 0LE 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 catch: 57 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB6 0LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+13.6% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for UB6 0LE

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB6 0LE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

St George's Primary Catholic Voluntary Academy

Outstanding · Inspected Jul 2023 · 12 min walk

KS2: 107.2

★★★

Secondary

Wembley High Technology College

Outstanding · Inspected Oct 2022 · 20 min walk

P8: +1.43A8: 65.1

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 25 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.0 incidents per 1,000 residents

Better than 55% of London
→ Stable

-19% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour26%
Other21%
Vehicle crime12%
Drug offences4%
Burglary4%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 1.7km

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area91.2 m²

EPC breakdown

C
9%
D
9%
E
3%

Based on 21 properties · Confidence: medium

Street mix

Semi 35%Terraced 57%Detached 4%Flat 4%

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£228,000
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, no insulation (assumed)
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

1996–2022 · CAGR

+7.7%

Total change

+585%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.8%

per year

Acceleration

+8.17

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 23 sales

Property Type Mix

Total: 23 sales

Detached4.3%
Semi-detached34.8%
Terraced56.5%
Flat/maisonette4.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£84k£140k+66.7%3
Post-dot-com plateau2004–2004£370k£370k+0%1
Pre-crash peak2005–2006£303k£346k+14.3%1.5
GFC & correction2008–2012£310k£283k-8.7%1
Help-to-Buy recovery2013–2013£406k£406k+0%1
Brexit uncertainty2018–2018£445k£445k+0%1
Pandemic surge2020–2020£488k£488k+0%1
Rate-rise correction2022–2022£575k£575k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.5% alpha

Terraced-1.5% α
Local
5.9%
District
7.4%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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
7.4 min walk
Sudbury Hill Harrow

Nearby stations

Sudbury Hill Underground StationPiccadilly
8 min walk
Sudbury Hill HarrowNational Rail
8 min walk
Sudbury Town Underground StationPiccadilly
12 min walk
Greenford Underground StationCentral
22 min walk
North Wembley Underground StationBakerloo
24 min walk
No bus stops within 400m

19

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria ★57 min
Waterloo68 min ↑
Canary Wharf78 min ↑
City72 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park421m
Santander docks (800m)0
Nearest cycle dock7.6 km

Nearby car parks

🅿️
Rising Sun
712m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.9 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

8 min walk

78%

Recommend GP

78%

Overall GP experience

8

GPs within 1km

2

Dentists within 1km

6

Care homes (1km)

Nearest hospitalThe Clementine Churchill Hospital · 1.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 2.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Tiffty's Tavern Irish Bar (597 m)

Nearest supermarketNisa Local · 590 m
1 tennis courts

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)

622m

Post office

Nearby shops

Kubuś484 m
The Glen Convenience Store495 m
East European Food and Wine499 m
Glen Food & Wine521 m

Nearby cafes

Brokengate Café587 m
Caffeine Co595 m
Veeno815 m

Nearby restaurants

Kebab Pizza Burger487 m
The Catch579 m
Piwnica Polish Restaurant and Dance Club582 m
Royal Gujarat Restaurant583 m

Nearby pubs

Tiffty's Tavern Irish Bar597 m
The Ballot Box608 m
Rising Sun Hotel & Restaurant645 m
The Black Horse688 m

Nearby pharmacies

Curapharm Chemist612 m
Shilun's Pharmacy729 m

Nearby health

Poland Medical249 m
Harrow Road Dental Surgery515 m
Lanfranc Medical Centre839 m
Food hygiene (5-star)59% of 22

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

BUILDERBERG INC LTD
LH&K LIMITED
RS MOTOR TRADING LIMITED
RSGALWAY LTD
SHERIDANS GALWAY GROUNDWORKS LIMITED

+2 more

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

26.9

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,135m
Crossrail 2 route13,879m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,782 nationally

1,525

Est. population

7,280/km²

61%

Employed

39%

Degree educated

£47,700

Median income

6.4%

Claimant rate

SuburbanHigh densityEstablished mixed

51

Community stability

Age profile

24%
20%
24%
18%
15%
Under 1824%
18–3420%
35–4924%
50–6418%
65+15%

Tenure

34%
37%
25%
Own outright34%
Own (mortgage)37%
Private rent25%
Social rent4%

Ethnicity

15%
24%
34%
White British15%
White Other24%
Asian34%
Black9%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine19%
No car household19%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent25%
Social rent4%

vs. London

Income vs London+13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
7
Local approval rate
50%
Borough approval rate
24%
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)
13
Largest scheme
89 homes · Allen Court Estate, Allen Court (Rosefinch Court), Ridding Lane, Greenford, UB6 0JZ
Pipeline pressure
NONE

Named schemes (500m)

Allen Court Estate, Allen Court (Rosefinch Court), Ridding Lane, Greenford, UB6 0JZ89 homes
completed
VACANT LAND REAR OF MAYBANK HALL, VACANT LAND REAR OF MAYBANK HALL, MAYBANK AVENUE, HAO39 homes
completed
Allen Court, Allen Court (Rosefinch Court), Ridding Lane, Greenford, UB6 0JZ8 homes
completed
1 Rosewood Avenue, 1, Rosewood Avenue, Greenford, UB6 7QP6 homes
completed
164 Sudbury Heights Avenue, Sudbury Heights Avenue, Greenford, UB6 0LL4 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 0LE

Full postcodeUB6 0LE
Postcode districtUB6
BoroughLondon Borough of Ealing
WardNorth Greenford
Latitude51.554378
Longitude-0.328595
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