Central Greenford · Ealing · Ealing North constituency · 51.53788, -0.34394

UB6 8BS— Central Greenford, Ealing

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

 

Schools 100%Safety 72/100Transport 28/100Yield 3.82%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
72
Schools
60
Transport
28
Environment
52
Investment
51

The bottom line

UB6 8BS 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: 60 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

UB6 8BS

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 8BS

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

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How UB6 8BS 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)

2

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

4

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 area81.8 m²

EPC breakdown

C
10%
D
16%
E
2%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 100%

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£204,500
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
WallsCavity wall, 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

1995–2023 · CAGR

+7.7%

Total change

+706%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.1%

per year

Acceleration

+9.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 25 sales

Property Type Mix

Total: 25 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£74k£121k+64.6%1.8
Post-dot-com plateau2001–2004£181k£261k+44.6%1.8
Pre-crash peak2007–2007£283k£283k+0%1
GFC & correction2008–2010£285k£260k-8.8%1.5
Help-to-Buy recovery2014–2016£405k£560k+38.3%1.5
Brexit uncertainty2018–2018£488k£488k+0%2
Pandemic surge2021–2021£515k£515k+0%1
Rate-rise correction2023–2023£593k£593k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.6% alpha

Semi-detached+0.6% α
Local
8.6%
District
8%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing3
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
6.1 min walk
Greenford

Nearby stations

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

31

Walkability score

28

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 park453m
Santander docks (800m)0
Nearest cycle dock8.0 km

Nearby car parks

🅿️
(for Paradise Fields)
587m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 64%
More green space than 90% of London

Nearest SSSI: Syon Park SSSI — 7.3 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 · 3.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

6

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Railway (602 m)

Nearest supermarketLidl · 534 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)

865m

Post office

Nearby shops

Spar200 m
Greenford Express Food & Wine462 m
Bake Station465 m
Tesco Express481 m

Nearby cafes

MiMar Cafe504 m
Starbucks510 m
Caffeine Co521 m
Coffee Time527 m

Nearby restaurants

Chicken Hot469 m
Maggies Fish & Chip486 m
Cheezious Pizza493 m
Nando's531 m

Nearby pubs

The Railway602 m
The Black Horse1.1 km

Nearby gyms

Northolt Rugby Football Club380 m
Perivale Park Athletics Track734 m
Avenue Park Stadium744 m

Nearby pharmacies

Parade Pharmacy498 m
Superdrug534 m
Boots592 m

Nearby health

Greenford Road Medical Centre116 m
Food hygiene (5-star)62% of 55

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

17-19 PARKFIELD DRIVE LTD
AWAFI FOODS EXPRESS LIMITED
FIRST CAPITAL PROPERTIES LIMITED
GST ESTATES LIMITED
RAYAT PROPERTIES LIMITED

+2 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

31.8

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,551m
Crossrail 2 route14,491m

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)
3
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
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)

17-19 & LAND REAR 1-33, 17-19 & LAND REAR 1-33, UNEEDA DRIVE, UB511 homes
completed
1 And 2 Karoline Gardens, 1 and 2, Western Avenue, Greenford, UB6 9JP8 homes
completed
21 Bennetts Avenue, Bennetts Avenue, Greenford, UB6 8AU3 homes
completed
17 Anthony Road, Anthony Road, Greenford, UB6 8HF3 homes
completed
651, 651, Greenford Road, Greenford, UB6 8QL2 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 8BS

Full postcodeUB6 8BS
Postcode districtUB6
BoroughLondon Borough of Ealing
WardCentral Greenford
Latitude51.537879
Longitude-0.343936
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