North Greenford · Ealing · Ealing North constituency · 51.55049, -0.33269

UB6 0PR— North Greenford, Ealing

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

The family fortress

 

Schools 100%Safety 84/100Transport 28/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
84
Schools
90
Transport
28
Environment
72
Investment
45

The bottom line

UB6 0PR 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: 62 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB6 0PR

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 0PR

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB6 0PR 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 · 4 min walk

KS2: 105.6

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 23 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 · 28 min walk

1 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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

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

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£6,128/m²
Price per ft²£569/ft²
Avg floor area108 m²

EPC breakdown

B
2%
C
4%
D
12%
E
3%
F
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 17%Terraced 83%

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£270,000
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, 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

1995–2026 · CAGR

+6.9%

Total change

+690%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.9%

per year

Acceleration

+4.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £75k–£100k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached16.7%
Terraced83.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£84k£153k+83.5%1.5
Post-dot-com plateau2001–2004£154k£258k+67.3%2.7
Pre-crash peak2005–2007£300k£290k-3.3%1.5
GFC & correction2008–2009£350k£260k-25.7%1
Help-to-Buy recovery2014–2016£332k£493k+48.3%1.3
Brexit uncertainty2017–2019£463k£530k+14.6%2
Pandemic surge2021–2021£505k£505k+0%1
Rate-rise correction2022–2023£493k£560k+13.6%1
Current market2026–2026£660k£660k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.8% alpha

Terraced+0.8% α
Local
8.1%
District
7.3%

CAGR over 21yr 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 3

Moderate

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

Nearby stations

Sudbury Hill Underground StationPiccadilly
10 min walk
Sudbury Hill HarrowNational Rail
11 min walk
Sudbury Town Underground StationPiccadilly
15 min walk
Greenford Underground StationCentral
16 min walk
Perivale Underground StationCentral
21 min walk
No bus stops within 400m

31

Walkability score

63

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park222m
Santander docks (800m)0
Nearest cycle dock7.7 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 waterMEDIUM
Medium
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: 12.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Bentley Priory SSSI — 7.9 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

3 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 · 1.6 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

31

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

2

Convenience

Nearest supermarketNisa Local · 639 m
1 tennis courts1 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)

842m

Post office

Nearby shops

Kubuś123 m
East European Food and Wine138 m
Siragro449 m
Star Food and Wine450 m

Nearby cafes

Veeno449 m
Vonns Sandwich Bar454 m
Brokengate Café650 m
Starbucks737 m

Nearby restaurants

Kebab Pizza Burger126 m
Domino's449 m
Royal Pizza450 m
Lahori Bites450 m

Nearby pubs

The Ballot Box278 m
Ryan's Bar456 m
Tiffty's Tavern Irish Bar620 m
Rising Sun Hotel & Restaurant925 m

Nearby pharmacies

Bright Health Pharmacy449 m
Curapharm Chemist818 m
Boots1.0 km

Nearby health

Poland Medical346 m
Lanfranc Medical Centre1.2 km
Food hygiene (5-star)39% of 46

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

AGILITIE SYSTEMS LTD
BLACKTHORN PROCUREMENT LIMITED
CAPITAL360 SERVICES LTD
CHEFCHRISWHEELER LIMITED
DEACON DECORATORS LTD

+8 more

Investment

Investment grade, yield and market outlook

45

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

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

8/100

Velocity score

Future outlook

41.1

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,242m
Crossrail 2 route14,068m

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
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
8
Local approval rate
100%
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)
3
Largest scheme
89 homes · Allen Court Estate, Allen Court (Rosefinch Court), Ridding Lane, Greenford, UB6 0JZ
Pipeline pressure
NONE

Named schemes (500m)

R/O, 82-100, Horsenden Lane North, Greenford, UB6 7QH13 homes
completed
17, 17, Horsenden Lane North, Greenford, UB6 0PE2 homes
completed
378 Whitton Avenue East, Whitton Avenue East, Greenford, UB6 0JS2 homes
completed
33 Sherwood Avenue, 33, Sherwood Avenue, Greenford, UB6 0PG2 homes
completed
95 Sherwood Avenue, Sherwood Avenue, Greenford, UB6 0PQ2 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 0PR

Full postcodeUB6 0PR
Postcode districtUB6
BoroughLondon Borough of Ealing
WardNorth Greenford
Latitude51.550488
Longitude-0.332690
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