Central Greenford · Ealing · Ealing North constituency · 51.54045, -0.34430

UB6 8QL— Central Greenford, Ealing

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

 

Schools 100%Safety 72/100Transport 32/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
72
Schools
60
Transport
32
Environment
54
Investment
40

The bottom line

UB6 8QL 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: very high noise — check proximity to rail lines and 60 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

UB6 8QL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for UB6 8QL

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

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How UB6 8QL 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 · 5 min walk

KS2: 105.2

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 6 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 · 38 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 1.9km

Crime is +78% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£7,167/m²
Price per ft²£666/ft²
Avg floor area86 m²

EPC breakdown

C
10%
D
12%
E
8%
F
1%

Based on 31 properties · Confidence: high

Street mix

Semi 68%Terraced 16%Detached 7%Flat 10%

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£215,000
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, 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

1995–2024 · CAGR

+5.7%

Total change

+403%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.7%

per year

Acceleration

-7.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £500k–£600k · 31 sales

Property Type Mix

Total: 31 sales

Detached6.5%
Semi-detached67.7%
Terraced16.1%
Flat/maisonette9.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£91k£145k+59.6%2.2
Post-dot-com plateau2001–2003£190k£239k+25.8%1.5
Pre-crash peak2006–2007£293k£185k-36.9%1
GFC & correction2008–2012£343k£211k-38.5%1
Help-to-Buy recovery2013–2015£359k£485k+35.1%1.5
Brexit uncertainty2017–2019£665k£595k-10.5%1
Pandemic surge2020–2020£540k£540k+0%1
Rate-rise correction2023–2023£518k£518k+0%1
Current market2024–2024£458k£458k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.1% alpha

Semi-detached-0.1% α
Local
7%
District
7.1%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

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
2.7 min walk
Greenford

Nearby stations

GreenfordNational Rail
3 min walk
Greenford Underground StationCentral
3 min walk
Perivale Underground StationCentral
19 min walk
Northolt Underground StationCentral
24 min walk
Sudbury Hill Underground StationPiccadilly
24 min walk
3 bus routes · 7 stops within 400m · 144 buses/hr peak

59

Walkability score

75

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

7

Car parks (800m)

3

EV chargers (800m)

Nearest car park315m
Santander docks (800m)0
Nearest cycle dock8.1 km

Nearby car parks

🅿️
(for Paradise Fields)
332m

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 waterMEDIUM
Medium
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Syon Park SSSI — 7.6 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

4 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 · 2.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

6

Restaurants (800m)

5

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

10

Convenience

Nearest supermarketLidl · 336 m
3 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)

1.0km

Post office

Nearby shops

Maja Polish Deli218 m
Greenford Express Food & Wine222 m
Bake Station223 m
Tesco Express226 m

Nearby cafes

MiMar Cafe238 m
Caffeine Co248 m
Coffee Time261 m
Starbucks281 m

Nearby restaurants

Chicken Hot202 m
Maggies Fish & Chip214 m
Cheezious Pizza232 m
McDonald's301 m

Nearby pubs

The Railway316 m
The Black Horse785 m

Nearby gyms

Northolt Rugby Football Club577 m
Avenue Park Stadium739 m
Perivale Park Athletics Track987 m

Nearby pharmacies

Parade Pharmacy223 m
Superdrug359 m
Boots413 m

Nearby health

Greenford Road Medical Centre321 m
Food hygiene (5-star)66% of 55

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
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

FAST TRACK MINI BUS LIMITED
KYIV PROPERTY SERVICES LTD
MAANICA LIMITED
MIRCHI MILLS UK LIMITED
PLATINUM S.A.H. LTD

+4 more

Investment

Investment grade, yield and market outlook

40

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
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

43.7

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,654m
Crossrail 2 route14,630m

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)
1
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)
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)
2
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)

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
21 Bennetts Avenue, Bennetts Avenue, Greenford, UB6 8AU3 homes
completed
2 Uneeda Drive, 2, Uneeda Drive, Greenford, UB6 8QB2 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 8QL

Full postcodeUB6 8QL
Postcode districtUB6
BoroughLondon Borough of Ealing
WardCentral Greenford
Latitude51.540447
Longitude-0.344305
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