Central Greenford · Ealing · Ealing North constituency · 51.54208, -0.34654

UB6 8PX— Central Greenford, Ealing

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

High-connectivity investment target

 

Schools 67%Safety 67/100Transport 43/100Yield 3.82%

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
51
Safety
67
Schools
40
Transport
43
Environment
52
Investment
59

The bottom line

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

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

Less suited to Car-free commuters.

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Location

UB6 8PX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment 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 8PX

🛡️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🎓 Good Schools🌳 Good Parks🔒 Very Safe

“High-connectivity investment target”

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How UB6 8PX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

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

67% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

Childcare

Hillview Nursery School

Not inspected · 36 min walk

4 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

95

Road safety score

5

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

3

Incidents (1yr)

27

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.7km

Crime is +70% above London average

Property

Prices, sales volume and market trends

Avg floor area51.2 m²

EPC breakdown

C
2%
D
7%

Based on 9 properties · Confidence: low

Street mix

Semi 9%Terraced 18%Flat 9%Other 64%

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£128,000
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

1998–2007 · CAGR

+7.5%

Total change

+92%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.3%

per year

Acceleration

+22.47

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached33.3%
Terraced66.7%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£128k£163k+27.8%1
Pre-crash peak2007–2007£245k£245k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
0.6 min walk
Greenford

Nearby stations

Greenford Underground StationCentral
1 min walk
GreenfordNational Rail
1 min walk
Northolt Underground StationCentral
21 min walk
Perivale Underground StationCentral
21 min walk
Sudbury Hill Underground StationPiccadilly
22 min walk
3 bus routes · 7 stops within 400m · 146 buses/hr peak

54

Walkability score

56

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 park158m
Santander docks (800m)0
Nearest cycle dock8.3 km

Nearby car parks

🅿️
(for Paradise Fields)
345m

Connectivity

Broadband and mobile coverage

67%

Full fibre

67%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed340 Mbps
Median download375 Mbps
Superfast coverage67%
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: 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: 12.7 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Syon Park SSSI — 7.8 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

6 min walk

81%

Recommend GP

81%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Clementine Churchill Hospital · 2.7 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

22

Parks (1km)

5

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

10

Convenience

Nearest supermarketLidl · 436 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)

1.3km

Post office

Nearby shops

Harini Superstore6 m
Wenzel's8 m
Rolands10 m
Station Convenience Store12 m

Nearby cafes

MiMar Cafe13 m
Coffee Time28 m
Caffeine Co38 m
Starbucks361 m

Nearby restaurants

Cheezious Pizza8 m
Chicken Hot38 m
Maggies Fish & Chip39 m
McDonald's315 m

Nearby pubs

The Railway165 m
The Black Horse612 m
The Office1.2 km

Nearby gyms

Avenue Park Stadium673 m
Northolt Rugby Football Club815 m

Nearby pharmacies

Parade Pharmacy47 m
Superdrug478 m
Boots516 m

Nearby health

Greenford Road Medical Centre494 m
Food hygiene (5-star)66% of 58

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

AARKY LTD
CHEEZIOUS PIZZA PVT LTD
HARBOUR FOOD & WINE LTD
JJS SOLUTIONS LIMITED
MIMAR CAFE LTD

+4 more

Investment

Investment grade, yield and market outlook

59

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

29.2

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,854m
Crossrail 2 route14,819m

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
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
8
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
6 Birkbeck Avenue, Birkbeck Avenue, Greenford, UB6 8LS2 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 8PX

Full postcodeUB6 8PX
Postcode districtUB6
BoroughLondon Borough of Ealing
WardCentral Greenford
Latitude51.542079
Longitude-0.346539
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