North Greenford · Ealing · Ealing North constituency · 51.55232, -0.33021

UB6 7QS— North Greenford, Ealing

Location and area intelligence for UB6 7QS, North Greenford, Ealing

The family fortress

 

Schools 100%Safety 82/100Transport 35/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
82
Schools
95
Transport
35
Environment
72
Investment
43

The bottom line

UB6 7QS 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: 51 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB6 7QS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment 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 7QS

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

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🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB6 7QS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Horsenden Primary School

Good · Inspected Nov 2023 · 7 min walk

KS2: 105.6

★★★

Secondary

Wembley High Technology College

Outstanding · Inspected Oct 2022 · 23 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 · 27 min walk

1 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)

1

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 1.8km

Crime is 9% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£6,989/m²
Price per ft²£649/ft²
Avg floor area75.1 m²

EPC breakdown

A
1%
C
9%
D
13%
E
3%

Based on 26 properties · Confidence: medium

Street mix

Semi 10%Terraced 91%

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 yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£187,750
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, 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

1995–2026 · CAGR

+7%

Total change

+709%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.3%

per year

Acceleration

+10.50

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 42 sales

Property Type Mix

Total: 42 sales

Semi-detached9.5%
Terraced90.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£76k£148k+94.7%1.5
Post-dot-com plateau2001–2004£174k£245k+40.8%3.2
Pre-crash peak2006–2007£276k£301k+8.9%1.5
GFC & correction2008–2012£261k£264k+1.1%2.2
Help-to-Buy recovery2013–2013£320k£320k+0%1
Brexit uncertainty2019–2019£410k£410k+0%1
Rate-rise correction2022–2023£545k£515k-5.5%1.5
Current market2024–2026£483k£615k+27.5%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.6%
District
7.6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing8
Trend Position10

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
8.1 min walk
Sudbury Hill Harrow

Nearby stations

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

26

Walkability score

79

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 park365m
Santander docks (800m)0
Nearest cycle dock7.6 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 waterLOW
Low
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: 37%
More green space than 99% of London

Nearest SSSI: Bentley Priory SSSI — 7.7 km

Energy

Solar: 854 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 yield854.4 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

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Clementine Churchill Hospital · 1.4 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

33

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

Nearest supermarketNisa Local · 589 m
1 tennis courts

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)

719m

Post office

Nearby shops

Kubuś233 m
East European Food and Wine250 m
Devi Superstore585 m
Polska Chata615 m

Nearby cafes

Brokengate Café593 m
Veeno631 m
Caffeine Co658 m
Vonns Sandwich Bar660 m

Nearby restaurants

Kebab Pizza Burger236 m
Suman's Peri Peri591 m
Piwnica Polish Restaurant and Dance Club594 m
Nasib Fish Bar610 m

Nearby pubs

The Ballot Box378 m
Tiffty's Tavern Irish Bar582 m
Ryan's Bar665 m
Rising Sun Hotel & Restaurant777 m

Nearby pharmacies

Bright Health Pharmacy638 m
Curapharm Chemist701 m

Nearby health

Poland Medical183 m
Harrow Road Dental Surgery757 m
Lanfranc Medical Centre1.0 km
Food hygiene (5-star)50% of 12

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

AA EXECUTIVE CHAUFFEUR SERVICES LTD.
ELCARMOLI ENTERPRISE LTD
EURO TITANS LTD
EXCELLENCE DESIGN & BUILD LIMITED
HELAS CONTRACTORS LIMITED

+3 more

Investment

Investment grade, yield and market outlook

43

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
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

43.2

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,155m
Crossrail 2 route13,942m

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

Inner cityHigh 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
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
8
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)
7
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
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
1 Rosewood Avenue, 1, Rosewood Avenue, Greenford, UB6 7QP6 homes
completed
43 Ridding Lane, 43, Ridding Lane, Greenford, UB6 0LA2 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 7QS

Full postcodeUB6 7QS
Postcode districtUB6
BoroughLondon Borough of Ealing
WardNorth Greenford
Latitude51.552323
Longitude-0.330214
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