Central Greenford · Ealing · Ealing North constituency · 51.53766, -0.34343

UB6 8BG— Central Greenford, Ealing

Location and area intelligence for UB6 8BG, Central Greenford, Ealing

 

Schools 100%Safety 72/100Transport 28/100Yield 3.82%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
72
Schools
60
Transport
28
Environment
50
Investment
51

The bottom line

UB6 8BG 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: 60 min to city — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB6 8BG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+15.5% vs London avg
vs London crime+78.0% vs London avg

Deep-dive guides for UB6 8BG

🛡️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🌳 Good Parks🔒 Very Safe
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How UB6 8BG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Oldfield Primary School

Not yet inspected · 3 min walk

KS2: 105.2

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 5 min walk

P8: +0.87A8: 59.0

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

115.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+58% vs borough

Crime by type

Other45%
Anti-social behaviour19%
Violence & sexual offences16%
Vehicle crime11%
Theft4%
Robbery2%
Burglary2%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.2km

Crime is +78% above London average

Property

Prices, sales volume and market trends

Avg floor area95.3 m²

EPC breakdown

C
2%
D
12%
E
2%

Based on 16 properties · Confidence: medium

Street mix

Semi 96%Terraced 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 yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£238,250
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
WallsCavity wall, 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

1995–2023 · CAGR

+7.5%

Total change

+665%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.0%

per year

Acceleration

-1.11

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached96.2%
Terraced3.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£155k+82.4%1.4
Post-dot-com plateau2001–2004£179k£300k+68.1%2
Pre-crash peak2005–2005£250k£250k+0%1
GFC & correction2010–2011£325k£295k-9.2%1
Help-to-Buy recovery2015–2016£426k£478k+12.2%1
Brexit uncertainty2017–2019£515k£495k-3.9%1.3
Pandemic surge2021–2021£570k£570k+0%1
Rate-rise correction2023–2023£650k£650k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
8.9%
District
8.9%

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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Greenford Underground StationCentral line
6.5 min walk
Greenford

Nearby stations

GreenfordNational Rail
7 min walk
Greenford Underground StationCentral
7 min walk
Perivale Underground StationCentral
17 min walk
Northolt Underground StationCentral
26 min walk
Sudbury Hill Underground StationPiccadilly
28 min walk
No bus stops within 400m

30

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria61 min ↑
Waterloo66 min ↑
Canary Wharf71 min ↑
City ★60 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

6

Car parks (800m)

4

EV chargers (800m)

Nearest car park464m
Santander docks (800m)0
Nearest cycle dock8.0 km

Nearby car parks

🅿️
(for Paradise Fields)
604m

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: 16.0 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 AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Syon Park SSSI — 7.2 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): 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 yield854.2 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GREENFORD ROAD MED.CTR.

591 GREENFORD ROAD, UB6 8QH

2 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalWembley Centre for Health & Care · 2.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

6

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Railway (632 m)

Nearest supermarketLidl · 541 m
3 tennis courts2 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)

822m

Post office

Nearby shops

Spar196 m
Greenford Express Food & Wine500 m
Bake Station503 m
Tesco Express518 m

Nearby cafes

Starbucks522 m
MiMar Cafe540 m
Caffeine Co556 m
Coffee Time563 m

Nearby restaurants

Chicken Hot505 m
Maggies Fish & Chip521 m
Cheezious Pizza530 m
Nando's533 m

Nearby pubs

The Railway632 m
The Black Horse1.1 km

Nearby gyms

Northolt Rugby Football Club338 m
Perivale Park Athletics Track693 m

Nearby pharmacies

Parade Pharmacy533 m
Superdrug537 m
Boots594 m

Nearby health

Greenford Road Medical Centre150 m
Food hygiene (5-star)63% of 56

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

53RD CONSULTANCY LIMITED
AQUAGROVE LIMITED
GLOBAL EDUCATOUR LTD
INDIGENIUS LTD.
KF DESIGN CONSULTANTS LTD

+4 more

Investment

Investment grade, yield and market outlook

51

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

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

31.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,511m
Crossrail 2 route14,448m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,471 nationally

1,833

Est. population

3,441/km²

59%

Employed

39%

Degree educated

£48,500

Median income

5.5%

Claimant rate

SuburbanMedium densityEstablished mixed

48

Community stability

Age profile

20%
22%
21%
20%
17%
Under 1820%
18–3422%
35–4921%
50–6420%
65+17%

Tenure

39%
28%
30%
Own outright39%
Own (mortgage)28%
Private rent30%
Social rent2%
Shared ownership1%

Ethnicity

18%
25%
29%
17%
White British18%
White Other25%
Asian29%
Black8%
Mixed4%
Other17%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine18%
No car household22%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent30%
Social rent2%

vs. London

Income vs London+15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
11
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
7
Largest scheme
19 homes · Land adjoining Ambulance Station and garages rear of, Land adjoining Ambulance Station and garages rear of, Greenford Road, Wordsworth Avenue, Greenford, UB6 8RQ
Pipeline pressure
NONE

Named schemes (500m)

35 David Avenue, David Avenue, Greenford, UB6 8HG3 homes
completed
17 Anthony Road, Anthony Road, Greenford, UB6 8HF3 homes
completed
21 Bennetts Avenue, Bennetts Avenue, Greenford, UB6 8AU3 homes
completed
81, 81, Daryngton Drive, Greenford, UB6 8BH2 homes
completed
886 Greenford Road, 886, Greenford Road, Greenford, UB6 8QW2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.1%
Election year
2026
MP
James Murray (Labour (Co-op))
MP majority
12,519
Constituency
Ealing North

Councillors

Munir AbbasiLabour
Valery Patricia RyanLabour
Sanjai Kumar KohliLabour

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Key facts for UB6 8BG

Full postcodeUB6 8BG
Postcode districtUB6
BoroughLondon Borough of Ealing
WardCentral Greenford
Latitude51.537656
Longitude-0.343425
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