North Greenford · Ealing · Ealing North constituency · 51.54989, -0.33845

UB6 0NU— North Greenford, Ealing

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

The family fortress

 

Schools 67%Safety 84/100Transport 28/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
55
Safety
84
Schools
90
Transport
28
Environment
65
Investment
44

The bottom line

UB6 0NU 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: 62 min to victoria — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB6 0NU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+13.6% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for UB6 0NU

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

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“The family fortress”

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How UB6 0NU 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 · 1 min walk

KS2: 105.6

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 20 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 · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.5 incidents per 1,000 residents

Better than 69% of London
→ Stable

-42% vs borough

Crime by type

Violence & sexual offences30%
Other24%
Anti-social behaviour19%
Vehicle crime13%
Robbery5%
Theft4%
Burglary4%
Drug offences3%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.6km

Crime is 35% 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.

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£5,271/m²
Price per ft²£490/ft²
Avg floor area104.2 m²

EPC breakdown

B
1%
C
10%
D
17%
E
4%
F
1%

Based on 33 properties · Confidence: high

Street mix

Semi 4%Terraced 96%

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£260,500
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, 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

1995–2024 · CAGR

+6.9%

Total change

+590%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.6%

per year

Acceleration

-13.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £100k–£125k · 51 sales

Property Type Mix

Total: 51 sales

Semi-detached3.9%
Terraced96.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£79k£112k+41.8%2.8
Post-dot-com plateau2001–2004£160k£249k+55.6%2.5
Pre-crash peak2005–2007£277k£280k+1.1%4.3
GFC & correction2008–2011£260k£290k+11.5%1
Help-to-Buy recovery2013–2016£326k£420k+28.8%1.2
Brexit uncertainty2017–2019£381k£490k+28.6%1.5
Pandemic surge2021–2021£555k£555k+0%2
Rate-rise correction2023–2023£590k£590k+0%2
Current market2024–2024£545k£545k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
7.4%
District
7.3%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing2
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Sudbury Hill Underground StationPiccadilly line
9.6 min walk
Sudbury Hill Harrow

Nearby stations

Sudbury Hill Underground StationPiccadilly
10 min walk
Sudbury Hill HarrowNational Rail
12 min walk
Greenford Underground StationCentral
12 min walk
Sudbury Town Underground StationPiccadilly
20 min walk
Perivale Underground StationCentral
22 min walk
No bus stops within 400m

35

Walkability score

42

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria ★62 min
Waterloo70 min ↑
Canary Wharf78 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 park531m
Santander docks (800m)0
Nearest cycle dock8.0 km

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: 12.4 km away✗ Not Green Belt✗ Not AONB78% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Bentley Priory SSSI — 8.0 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

2 min walk

78%

Recommend GP

78%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

Nearest hospitalThe Clementine Churchill Hospital · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

8

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

6

Convenience

Nearest supermarketNisa Local · 645 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)

905m

Post office

Nearby shops

Gucio Polish Deli87 m
K & P Greenford Supermarket95 m
Siragro130 m
Star Food and Wine173 m

Nearby cafes

Vonns Sandwich Bar83 m
Veeno140 m
Starbucks339 m
Brokengate Café663 m

Nearby restaurants

Crispy Dosa69 m
Domino's135 m
Royal Pizza168 m
Lahori Bites178 m

Nearby pubs

Ryan's Bar77 m
The Black Horse525 m
Tiffty's Tavern Irish Bar616 m
The Ballot Box627 m

Nearby gyms

North London Golf Academy682 m
David Lloyd Club - Sudbury Hill752 m

Nearby pharmacies

Bright Health Pharmacy123 m
Boots849 m
Curapharm Chemist877 m
Superdrug896 m

Nearby health

Poland Medical609 m
Food hygiene (5-star)45% of 53

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

AMAZING MANAGEMENT LLP
APPLE MANAGEMENT LIMITED
BETHESDA PROPERTY MANAGEMENT LTD
DCS CARS LTD
FALCONSTRUCTION LTD

+10 more

Investment

Investment grade, yield and market outlook

44

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

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

40.3

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,594m
Crossrail 2 route14,446m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,543 nationally

1,883

Est. population

10,285/km²

66%

Employed

43%

Degree educated

£47,700

Median income

6.3%

Claimant rate

Inner cityHigh densityEstablished mixed

46

Community stability

Age profile

24%
20%
25%
17%
13%
Under 1824%
18–3420%
35–4925%
50–6417%
65+13%

Tenure

32%
33%
32%
Own outright32%
Own (mortgage)33%
Private rent32%
Social rent1%
Shared ownership2%

Ethnicity

19%
26%
35%
White British19%
White Other26%
Asian35%
Black7%
Mixed4%
Other9%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine19%
No car household20%
Unemployed3%
No qualifications17%

Housing tenure (Census 2021)

Private rent33%
Social rent1%

vs. London

Income vs London+13.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
4
Local approval rate
0%
Borough approval rate
24%
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
7
Largest scheme
263 homes · Kellogg Tower, Kellogg Tower, Greenford Road, UB6 0JA
Pipeline pressure
NONE

Named schemes (500m)

OLDFIELD TAVERN, 1089, OLDFIELD TAVERN, 1089, GREENFORD ROAD, UB6 OEL68 homes
completed
1109-1119, 1109-1119, Greenford Road, Greenford, UB6 0DP36 homes
completed
1366,1368 & 1370, 1366,1368 & 1370, Greenford Road, UB66 homes
completed
1484 Greenford Road, 1484, Greenford Road, Greenford, UB6 0HW4 homes
completed
1300-1302 Greenford Road, 1300-1302, Greenford Road, Greenford, UB6 0HH4 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 0NU

Full postcodeUB6 0NU
Postcode districtUB6
BoroughLondon Borough of Ealing
WardNorth Greenford
Latitude51.549887
Longitude-0.338452
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