Greenford Broadway · Ealing · Ealing Southall constituency · 51.52150, -0.35389

UB6 9AS— Greenford Broadway, Ealing

Location and area intelligence for UB6 9AS, Greenford Broadway, Ealing

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 21/100Yield 3.82%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
48
Safety
66
Schools
60
Transport
21
Environment
57
Investment
62

The bottom line

UB6 9AS offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: high noise levels nearby; 66 min to waterloo — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB6 9AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+1.0% vs London avg
vs London crime+137.0% vs London avg

Deep-dive guides for UB6 9AS

🛡️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

“High-connectivity investment target”

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How UB6 9AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Our Lady of the Visitation Catholic Primary School

Not yet inspected · 7 min walk

—

Secondary

The Cardinal Wiseman Catholic School

Not yet inspected · 5 min walk

P8: +0.83A8: 58.2

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 20 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

153.9 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+110% vs borough

Crime by type

Other35%
Violence & sexual offences20%
Anti-social behaviour15%
Vehicle crime10%
Burglary6%
Drug offences5%
Robbery5%
Theft4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.8km

Crime is +137% above London average

Property

Prices, sales volume and market trends

Avg floor area80.3 m²

EPC breakdown

B
1%
C
5%
D
5%

Based on 11 properties · Confidence: medium

Street mix

Semi 11%Terraced 78%Detached 11%

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 yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£200,750
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, 200 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

1995–2016 · CAGR

+8.8%

Total change

+490%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.8%

per year

Acceleration

-25.07

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 17 sales

Property Type Mix

Total: 17 sales

Detached11.8%
Semi-detached11.8%
Terraced76.5%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£64k£105k+62.9%1.8
Post-dot-com plateau2001–2003£148k£198k+33.9%1.3
Pre-crash peak2007–2007£235k£235k+0%1
GFC & correction2011–2012£235k£223k-5.3%1
Help-to-Buy recovery2015–2016£320k£380k+18.8%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Terraced-0.6% α
Local
8.1%
District
8.7%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hanwell Rail StationElizabeth line line
18.1 min walk
Hanwell

Nearby stations

Hanwell Rail StationElizabeth line
19 min walk
HanwellNational Rail
19 min walk
Greenford Underground StationCentral
30 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
30 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
31 min walk
No bus stops within 400m

19

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria70 min ↑
Waterloo ★66 min
Canary Wharf69 min ↑
City69 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

6

Car parks (800m)

0

EV chargers (800m)

Nearest car park105m
Santander docks (800m)0
Nearest cycle dock8.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

25%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed200 Mbps
Median download210 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: 16.0 µg/m³
Better than 55% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.0 km away✗ Not Green Belt✗ Not AONB51% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Syon Park SSSI — 5.9 km

Energy

Solar: 857 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): 1

Landslide susceptibility: Low

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 yield857.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE MANSELL ROAD PRACTICE

71 MANSELL ROAD, UB6 9EN

7 min walk

78%

Recommend GP

78%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

Nearest hospitalEaling Hospital · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

Nearest supermarketLidl · 681 m

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)

598m

Post office

Nearby shops

Delight European Food Store725 m
Hayyi Food Centre732 m
Mez Food Centre748 m
Halal Meat Centre750 m

Nearby cafes

Chaiiwala748 m
The Burrow Cafe1.1 km

Nearby restaurants

Greggs711 m
Super Chef717 m
Chicken Guys750 m
Taste of Afghanistan762 m

Nearby pharmacies

Kings Pharmacy292 m
Roxannes Pharmacy756 m

Nearby health

Mansell Road Practice582 m
Food hygiene (5-star)54% of 83

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

BLESSED SMILE LTD

Investment

Investment grade, yield and market outlook

62

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 score13/100
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

12.8

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,840m
Crossrail 2 route14,262m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,875 nationally

2,319

Est. population

7,993/km²

61%

Employed

35%

Degree educated

£42,400

Median income

6.8%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

34

Community stability

Age profile

24%
24%
24%
18%
Under 1824%
18–3424%
35–4924%
50–6418%
65+11%

Tenure

19%
20%
38%
17%
Own outright19%
Own (mortgage)20%
Private rent38%
Social rent17%
Shared ownership6%
Rent free0%

Ethnicity

20%
22%
27%
13%
White British20%
White Other22%
Asian27%
Black13%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine25%
No car household41%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Private rent38%
Social rent17%

vs. London

Income vs London+1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
Local approval rate
0%
Borough approval rate
24%
Historic landfill (400m)
3
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
82 homes · Land At Dormers Rise And Part Of The, GOLF LINKS ESTATE, Dormers Rise
Pipeline pressure
NONE

Named schemes (500m)

Sunningdale, Sunningdale Court Golflinks Estate, Fleming Road44 homes
completed
Sunningdale, Sunningdale Court, Golf Links Estate, Fleming Road21 homes
completed
The White Hart PH, THE WHITE HART PH, 37, Greenford Road, Greenford, UB6 9AY14 homes
completed
131 - 133 Windmill Lane, 131-133, Windmill Lane, Greenford, UB6 9DZ9 homes
completed
6-12, 6-12, Greenford Road, Greenford, UB6 9AT4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.5%
Election year
2026
MP
Deirdre Costigan (Labour)
MP majority
12,519
Constituency
Ealing North

Councillors

Anthony John KellyLabour
Stephanie Lorraine AjayiLabour
Harbhajan Kaur DheerLabour

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Key facts for UB6 9AS

Full postcodeUB6 9AS
Postcode districtUB6
BoroughLondon Borough of Ealing
WardGreenford Broadway
Latitude51.521500
Longitude-0.353886
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