Greenford Broadway · Ealing · Ealing Southall constituency · 51.52555, -0.35449

UB6 9EB— Greenford Broadway, Ealing

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

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 18/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
48
Safety
66
Schools
90
Transport
18
Environment
61
Investment
49

The bottom line

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

The catch: 66 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB6 9EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for UB6 9EB

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

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“High-connectivity investment target”

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How UB6 9EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Stanhope Primary School

Good · Inspected Sept 2023 · 2 min walk

KS2: 108.3

—

Secondary

The Cardinal Wiseman Catholic School

Not yet inspected · 2 min walk

P8: +0.83A8: 58.2

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 24 min walk

6 primaries · 1 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 2.1km

Crime is +137% 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£5,455/m²
Price per ft²£507/ft²
Avg floor area110 m²

EPC breakdown

C
1%
D
4%
E
1%

Based on 6 properties · Confidence: low

Street mix

Semi 44%Terraced 56%

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 yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£275,000
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)
RoofPitched, 150 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

1997–2025 · CAGR

+6.6%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

+43.2%

per year

Acceleration

+65.61

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached44.4%
Terraced55.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£100k£100k+0.1%1.3
Post-dot-com plateau2001–2001£180k£180k+0%1
Pre-crash peak2007–2007£280k£280k+0%1
Brexit uncertainty2017–2018£540k£419k-22.4%1
Current market2025–2025£600k£600k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Hanwell Rail StationElizabeth line
24 min walk
GreenfordNational Rail
25 min walk
Greenford Underground StationCentral
25 min walk
Perivale Underground StationCentral
31 min walk
Northolt Underground StationCentral
34 min walk
No bus stops within 400m

38

Walkability score

38

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

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park125m
Santander docks (800m)0
Nearest cycle dock8.4 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: 13.0 km away✗ Not Green Belt✗ Not AONB63% green spaceTree canopy: 52%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 6.3 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): 2

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 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

4 min walk

78%

Recommend GP

78%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalEaling Hospital · 2.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

8

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

5

Convenience

Nearest supermarketLidl · 336 m
5 tennis courts1 sports halls

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)

207m

Post office

Nearby shops

Delight European Food Store272 m
Hayyi Food Centre284 m
Halal Meat Centre299 m
Shan's News332 m

Nearby cafes

Chaiiwala295 m
Big Boys Cafe762 m

Nearby restaurants

Greggs275 m
Chicken Guys298 m
Super Chef310 m
Greenford Fish & Chips325 m

Nearby gyms

Greenford Tennis Club868 m

Nearby pharmacies

Roxannes Pharmacy304 m
Kings Pharmacy740 m
Day and Night Pharmacy817 m

Nearby health

Mansell Road Practice307 m
Food hygiene (5-star)51% of 107

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

GRILL FOOD LONDON LTD
MK LUXE GROUP LTD
SERU SERVICES LTD

Investment

Investment grade, yield and market outlook

49

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 months1

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

8/100

Velocity score

Future outlook

24.3

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,958m
Crossrail 2 route14,508m

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
Listed buildings (800m)
1
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
8
Local approval rate
0%
Borough approval rate
24%
Historic landfill (400m)
2
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)
9
Largest scheme
76 homes · 309, 309, Ruislip Road East, Greenford, UB6 9BG
Pipeline pressure
NONE

Named schemes (500m)

309, 309, Ruislip Road East, Greenford, UB6 9BG76 homes
completed
320, 320, Ruislip Road East, Greenford, UB6 9BH69 homes
completed
Site Of The Former Red Lion Pub, Site of the former Red Lion Pub, Greenford Road, Greenford, UB6 9BE44 homes
completed
5 and 7, 5 and 7, Otter Road, 180 Windmill Lane, Greenford, UB6 9DX13 homes
completed
131 - 133 Windmill Lane, 131-133, Windmill Lane, Greenford, UB6 9DZ9 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 9EB

Full postcodeUB6 9EB
Postcode districtUB6
BoroughLondon Borough of Ealing
WardGreenford Broadway
Latitude51.525555
Longitude-0.354489
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