Central Greenford · Ealing · Ealing Southall constituency · 51.53001, -0.34669

UB6 8SB— Central Greenford, Ealing

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

The family fortress

 

Schools 100%Safety 80/100Transport 29/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
80
Schools
60
Transport
29
Environment
60
Investment
46

The bottom line

UB6 8SB 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 8SB

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 8SB

🛡️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 8SB 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 · 6 min walk

KS2: 106.7

—

Secondary

The Cardinal Wiseman Catholic School

Not yet inspected · 8 min walk

P8: +0.83A8: 58.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 33 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.9km

Crime is +3% 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£10,526/m²
Price per ft²£978/ft²
Avg floor area58.9 m²

EPC breakdown

B
1%
C
33%
D
18%
E
7%

Based on 59 properties · Confidence: high

Street mix

Semi 43%Terraced 27%Detached 2%Flat 27%

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£147,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
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

1996–2024 · CAGR

+6.7%

Total change

+518%

Market Activity

Price Velocity & Acceleration

Current Velocity

+11.0%

per year

Acceleration

-103.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 43 sales

Property Type Mix

Total: 43 sales

Detached2.3%
Semi-detached44.2%
Terraced27.9%
Flat/maisonette25.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£110k£95k-13.6%1.4
Post-dot-com plateau2001–2004£200k£333k+66.9%1.8
Pre-crash peak2005–2007£259k£263k+1.5%2.3
GFC & correction2009–2012£290k£408k+40.7%1
Help-to-Buy recovery2013–2016£515k£550k+6.8%2
Brexit uncertainty2017–2018£490k£603k+23%2
Pandemic surge2020–2021£327k£305k-6.7%1
Rate-rise correction2022–2023£285k£613k+114.9%1.5
Current market2024–2024£680k£680k+0%3

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Weakest performer

Terraced

-1.1% alpha

Semi-detached+0.1% α
Local
8.6%
District
8.5%
Terraced-1.1% α
Local
3.3%
District
4.4%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
16.5 min walk
South Greenford

Nearby stations

South GreenfordNational Rail
10 min walk
Greenford Underground StationCentral
17 min walk
Perivale Underground StationCentral
22 min walk
Hanwell Rail StationElizabeth line
26 min walk
Northolt Underground StationCentral
32 min walk
No bus stops within 400m

33

Walkability score

42

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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park284m
Santander docks (800m)0
Nearest cycle dock8.0 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: 12.5 km away✗ Not Green Belt✗ Not AONB62% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 6.5 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): 3

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

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalEaling Hospital · 2.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketLidl · 405 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)

528m

Post office

Nearby shops

Magazin Romaneasc Food & Wine251 m
Mez Food Centre412 m
Greenford Grocers425 m
Madena Halal Meat429 m

Nearby cafes

Big Boys Cafe303 m
Chaiiwala625 m
Everyone Active Cafe719 m

Nearby restaurants

Almahmud Restaurant249 m
Wong's Chinese Takeaway273 m
Pepe's399 m
Pizza Hut Delivery420 m

Nearby gyms

Perivale Park Athletics Track709 m
Northolt Rugby Football Club900 m

Nearby pharmacies

Roxannes Pharmacy637 m

Nearby health

Dental Surgery (Acre Medical Services)686 m
Greenford Road Medical Centre856 m
Food hygiene (5-star)50% of 66

Business

Local businesses registered here

Active businesses
16
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

ANGRISH DEVELOPMENT LTD
ANGRISH HOLDINGS LIMITED
BEATDOWN ENTERTAINMENT LTD
DIVRICHA ACCOUNTANCY LIMITED
DOGARIU STRUCTURES LTD

+11 more

Investment

Investment grade, yield and market outlook

46

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 score14/100
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

33.4

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,526m
Crossrail 2 route14,257m

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)
8
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
0
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)
15
Largest scheme
76 homes · 309, 309, Ruislip Road East, Greenford, UB6 9BG
Pipeline pressure
NONE

Named schemes (500m)

628, 628, Greenford Road, Greenford, Middx, UB6 8QT5 homes
completed
528 Greenford Road, 528, Greenford Road, Greenford, UB6 8QU5 homes
completed
297 Greenford Road, 297, Greenford Road, Greenford, UB6 8RE4 homes
completed
714 Greenford Road, 714, Greenford Road, Greenford, UB6 8QR3 homes
completed
17, 17, Locarno Road, Greenford, UB6 8SN3 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 8SB

Full postcodeUB6 8SB
Postcode districtUB6
BoroughLondon Borough of Ealing
WardCentral Greenford
Latitude51.530013
Longitude-0.346687
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