Central Greenford · Ealing · Ealing North constituency · 51.54231, -0.34928

UB6 8PB— Central Greenford, Ealing

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

High-connectivity investment target

 

Schools 50%Safety 67/100Transport 41/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Most buyers

Compare areas

Notable weakness: schools

Liveability
48
Safety
67
Schools
30
Transport
41
Environment
47
Investment
48

The bottom line

UB6 8PB offers low crime and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catch: 53 min to victoria — above average for this zone.

Less suited to Families.

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Location

UB6 8PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+15.5% vs London avg
vs London crime+70.0% vs London avg

Deep-dive guides for UB6 8PB

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

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🚇 Well-Connected🔒 Very Safe

“High-connectivity investment target”

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How UB6 8PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Oldfield Primary School

Not yet inspected · 7 min walk

KS2: 105.2

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 7 min walk

P8: +0.87A8: 59.0

50% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

Childcare

Hillview Nursery School

Not inspected · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

110.5 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 555.2%

+51% vs borough

Crime by type

Other36%
Violence & sexual offences23%
Anti-social behaviour17%
Burglary8%
Vehicle crime7%
Theft4%
Robbery3%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.5km

Crime is +70% above 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£3,813/m²
Price per ft²£354/ft²
Avg floor area66.9 m²

EPC breakdown

C
35%
D
17%
E
2%

Based on 54 properties · Confidence: high

Street mix

Semi 22%Terraced 56%Flat 22%

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£167,250
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
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1995–2025 · CAGR

+4.3%

Total change

+257%

Market Activity

Price Velocity & Acceleration

Current Velocity

-34.9%

per year

Acceleration

-6.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached22.2%
Terraced55.6%
Flat/maisonette22.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£149k+106.9%1.3
Post-dot-com plateau2001–2004£137k£249k+82.4%1.3
Pre-crash peak2005–2005£220k£220k+0%1
GFC & correction2010–2011£278k£250k-10.1%1
Help-to-Buy recovery2013–2014£285k£310k+8.8%1
Brexit uncertainty2018–2018£520k£520k+0%1
Rate-rise correction2022–2022£550k£550k+0%1
Current market2024–2025£395k£257k-34.9%1.5

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Greenford Underground StationCentral line
2.7 min walk
Greenford

Nearby stations

Greenford Underground StationCentral
3 min walk
GreenfordNational Rail
3 min walk
Northolt Underground StationCentral
19 min walk
Sudbury Hill Underground StationPiccadilly
23 min walk
Perivale Underground StationCentral
24 min walk
3 bus routes · 5 stops within 400m · 50 buses/hr peak

45

Walkability score

34

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria ★53 min
Waterloo59 min ↑
Canary Wharf66 min ↑
City53 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

9

Car parks (800m)

3

EV chargers (800m)

Nearest car park302m
Santander docks (800m)0
Nearest cycle dock8.5 km

Nearby car parks

🅿️
(for Paradise Fields)
526m

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: 12.9 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Syon Park SSSI — 7.9 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

7 min walk

81%

Recommend GP

81%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Clementine Churchill Hospital · 2.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

10

Convenience

No pubs within 400m — nearest: The Railway (311 m)

Nearest supermarketLidl · 627 m
1 tennis courts1 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)

1.7km

Post office

Nearby shops

Rolands182 m
Bake Station182 m
Greenford Express Food & Wine182 m
Tesco Express190 m

Nearby cafes

Coffee Time191 m
MiMar Cafe202 m
Caffeine Co215 m
Starbucks552 m

Nearby restaurants

Cheezious Pizza196 m
Chicken Hot227 m
Maggies Fish & Chip231 m
McDonald's498 m

Nearby pubs

The Railway311 m
The Black Horse650 m
The Office1.1 km

Nearby gyms

Avenue Park Stadium544 m

Nearby pharmacies

Parade Pharmacy236 m
Superdrug670 m
Boots706 m

Nearby health

Greenford Road Medical Centre576 m
Food hygiene (5-star)71% of 41

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

BLASTFITT LIMITED
CABLESTREAM LONDON LTD
FLEKSI LTD
GF FINANCIAL - LONDON LTD
GGV SERVICES LTD

+3 more

Investment

Investment grade, yield and market outlook

48

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 score15/100
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 / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

12/100

Velocity score

Future outlook

41.8

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,043m
Crossrail 2 route15,010m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,100 nationally

1,720

Est. population

3,619/km²

61%

Employed

39%

Degree educated

£48,500

Median income

7.4%

Claimant rate

Inner cityMedium densityEstablished mixed

37

Community stability

Age profile

22%
22%
26%
18%
Under 1822%
18–3422%
35–4926%
50–6418%
65+12%

Tenure

27%
23%
44%
Own outright27%
Own (mortgage)23%
Private rent44%
Social rent5%
Shared ownership1%

Ethnicity

19%
26%
31%
White British19%
White Other26%
Asian31%
Black8%
Mixed5%
Other11%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine19%
No car household30%
Unemployed4%
No qualifications20%

Housing tenure (Census 2021)

Private rent44%
Social rent5%

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)
11
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
10
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)
0
Largest scheme
48 homes · LAND AT 60 AND REAR OF, 54-148, LAND AT 60 AND REAR OF, 54-148, HILL RISE, UB6
Pipeline pressure
NONE

Named schemes (500m)

LAND AT 60 AND REAR OF, 54-148, LAND AT 60 AND REAR OF, 54-148, HILL RISE, UB648 homes
completed
225, 225, OLDFIELD LANE NORTH, UB6 8PP12 homes
completed
17-19 & LAND REAR 1-33, 17-19 & LAND REAR 1-33, UNEEDA DRIVE, UB511 homes
completed
42 Hill Rise, Hill Rise, Greenford, UB6 8PB7 homes
completed
141, 141, Hill Rise, Greenford, UB6 8PF2 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 8PB

Full postcodeUB6 8PB
Postcode districtUB6
BoroughLondon Borough of Ealing
WardCentral Greenford
Latitude51.542306
Longitude-0.349285
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