Central Greenford · Ealing · Ealing Southall constituency · 51.53212, -0.34743

UB6 8RX— Central Greenford, Ealing

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

The family fortress

 

Schools 100%Safety 80/100Transport 24/100Yield 3.82%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
56
Safety
80
Schools
60
Transport
24
Environment
59
Investment
56

The bottom line

UB6 8RX 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 8RX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.0% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for UB6 8RX

🛡️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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB6 8RX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Coston Primary School

Not yet inspected · 4 min walk

KS2: 103.2

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 8 min walk

P8: +0.87A8: 59.0

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.7 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-9% vs borough

Crime by type

Violence & sexual offences30%
Other20%
Anti-social behaviour18%
Drug offences11%
Vehicle crime10%
Burglary8%
Robbery3%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.6km

Crime is +3% above London average

Property

Prices, sales volume and market trends

Avg floor area48 m²

EPC breakdown

C
4%
D
13%
E
2%

Based on 19 properties · Confidence: medium

Street mix

Terraced 4%Flat 96%

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£120,000
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)
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

1997–2022 · CAGR

+6.5%

Total change

+381%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.5%

per year

Acceleration

-21.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £250k–£300k · 24 sales

Property Type Mix

Total: 24 sales

Terraced4.2%
Flat/maisonette95.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£62k£76k+24%2.3
Post-dot-com plateau2001–2004£109k£175k+60.2%2
Pre-crash peak2007–2007£180k£180k+0%1
GFC & correction2008–2010£177k£187k+5.6%1
Help-to-Buy recovery2013–2015£150k£265k+76.7%1
Brexit uncertainty2018–2018£297k£297k+0%1
Pandemic surge2020–2021£280k£320k+14.3%1
Rate-rise correction2022–2022£296k£296k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Flat/maisonette+1.6% α
Local
16.6%
District
15%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing3
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

GreenfordNational Rail
14 min walk
Greenford Underground StationCentral
14 min walk
Perivale Underground StationCentral
22 min walk
Northolt Underground StationCentral
29 min walk
Hanwell Rail StationElizabeth line
29 min walk
No bus stops within 400m

27

Walkability score

30

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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park169m
Santander docks (800m)0
Nearest cycle dock8.1 km

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: 12.6 km away✗ Not Green Belt✗ Not AONB58% green spaceTree canopy: 70%
More green space than 98% of London

Nearest SSSI: Syon Park SSSI — 6.8 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): 4

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

OLDFIELD FAMILY PRACTICE

285 GREENFORD ROAD, UB6 8RA

4 min walk

91%

Recommend GP

91%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEaling Hospital · 2.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketLidl · 583 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

682m

Post office

Nearby shops

Magazin Romaneasc Food & Wine193 m
Spar485 m
Greenford Grocers531 m
Madena Halal Meat536 m

Nearby cafes

Big Boys Cafe180 m
Chaiiwala695 m
Everyone Active Cafe755 m
MiMar Cafe1.1 km

Nearby restaurants

Wong's Chinese Takeaway117 m
Almahmud Restaurant206 m
Pepe's520 m
Pizza Hut Delivery523 m

Nearby gyms

Perivale Park Athletics Track698 m
Northolt Rugby Football Club766 m
Avenue Park Stadium884 m

Nearby pharmacies

Roxannes Pharmacy703 m
Parade Pharmacy1.1 km

Nearby health

Greenford Road Medical Centre631 m
Dental Surgery (Acre Medical Services)916 m
Food hygiene (5-star)49% of 66

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

KPD DECOR LTD

Investment

Investment grade, yield and market outlook

56

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 score14/100
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

20.3

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,629m
Crossrail 2 route14,411m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,981 nationally

2,039

Est. population

13,423/km²

59%

Employed

40%

Degree educated

£42,400

Median income

6.0%

Claimant rate

Inner cityHigh densityEstablished mixed

44

Community stability

Age profile

23%
21%
22%
19%
14%
Under 1823%
18–3421%
35–4922%
50–6419%
65+14%

Tenure

32%
27%
35%
Own outright32%
Own (mortgage)27%
Private rent35%
Social rent6%
Shared ownership1%
Rent free0%

Ethnicity

18%
22%
35%
14%
White British18%
White Other22%
Asian35%
Black7%
Mixed4%
Other14%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine22%
No car household29%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent35%
Social rent6%

vs. London

Income vs London+1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
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)
19
Largest scheme
76 homes · 309, 309, Ruislip Road East, Greenford, UB6 9BG
Pipeline pressure
NONE

Named schemes (500m)

Land adjoining Ambulance Station and garages rear of, Land adjoining Ambulance Station and garages rear of, Greenford Road, Wordsworth Avenue, Greenford, UB6 8RQ19 homes
completed
628, 628, Greenford Road, Greenford, Middx, UB6 8QT5 homes
completed
297 Greenford Road, 297, Greenford Road, Greenford, UB6 8RE4 homes
completed
17, 17, Locarno Road, Greenford, UB6 8SN3 homes
completed
The Cowgate Centre, 18, The Cowgate Centre, 18, Cowgate Road, Greenford, UB6 8HQ3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.1%
Election year
2026
MP
Deirdre Costigan (Labour)
MP majority
12,519
Constituency
Ealing North

Councillors

Munir AbbasiLabour
Valery Patricia RyanLabour
Sanjai Kumar KohliLabour

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Key facts for UB6 8RX

Full postcodeUB6 8RX
Postcode districtUB6
BoroughLondon Borough of Ealing
WardCentral Greenford
Latitude51.532119
Longitude-0.347433
Parliamentary constituencyEaling Southall
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