Greenford Broadway · Ealing · Ealing Southall constituency · 51.52817, -0.36133

UB6 9HR— Greenford Broadway, Ealing

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

The family fortress

 

Schools 100%Safety 80/100Transport 14/100Yield 3.82%

Best for: Families, Owner-occupiers

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

Liveability
49
Safety
80
Schools
90
Transport
14
Environment
49
Investment
56

The bottom line

UB6 9HR 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: 68 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB6 9HR

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+2.1% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for UB6 9HR

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How UB6 9HR 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 · 5 min walk

KS2: 108.3

★★

Secondary

Greenford High School

Good · Inspected Feb 2022 · 8 min walk

P8: +0.39A8: 52.5

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 24 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.9 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-9% vs borough

Crime by type

Violence & sexual offences32%
Other22%
Anti-social behaviour21%
Vehicle crime7%
Drug offences6%
Theft4%
Robbery4%
Burglary4%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is +3% above London average

Property

Prices, sales volume and market trends

Avg floor area82 m²

EPC breakdown

C
3%
D
2%
E
1%
G
1%

Based on 7 properties · Confidence: low

Street mix

Semi 9%Terraced 91%

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£205,000
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, 100 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

1996–2020 · CAGR

+7.5%

Total change

+470%

Market Activity

Price Velocity & Acceleration

Current Velocity

+52.1%

per year

Acceleration

+19.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached9.1%
Terraced90.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£76k£79k+2.8%1.7
Post-dot-com plateau2001–2001£160k£160k+0%1
Pre-crash peak2005–2007£262k£215k-17.8%1.5
Help-to-Buy recovery2013–2013£286k£286k+0%1
Pandemic surge2020–2020£435k£435k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.9% alpha

Terraced+0.9% α
Local
14.7%
District
13.8%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
22.9 min walk
Greenford

Nearby stations

GreenfordNational Rail
24 min walk
Greenford Underground StationCentral
24 min walk
Northolt Underground StationCentral
29 min walk
Hanwell Rail StationElizabeth line
30 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
34 min walk
No bus stops within 400m

19

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria72 min ↑
Waterloo ★68 min
Canary Wharf72 min ↑
City72 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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park529m
Santander docks (800m)0
Nearest cycle dock8.9 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: 13.5 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Syon Park SSSI — 6.8 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

8

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 2.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Hare and Hounds (633 m)

Nearest supermarketLidl · 760 m
9 tennis courts2 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)

668m

Post office

Nearby shops

Mleczko278 m
Shan's News357 m
Delight European Food Store461 m
Halal Meat Centre484 m

Nearby cafes

Chaiiwala426 m

Nearby restaurants

Chicken City297 m
Greenford Fish & Chips376 m
Chicken Guys421 m
Greggs571 m

Nearby pubs

Hare and Hounds633 m

Nearby gyms

Greenford Tennis Club564 m
Greenford Sports Centre677 m

Nearby pharmacies

Day and Night Pharmacy281 m
Roxannes Pharmacy411 m

Nearby health

Mansell Road Practice323 m
Food hygiene (5-star)53% of 70

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

CAJETAN OBINNA LIMITED
JJS PIANOS 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

15.9

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,479m
Crossrail 2 route15,063m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,603 nationally

1,599

Est. population

10,737/km²

59%

Employed

36%

Degree educated

£42,900

Median income

5.5%

Claimant rate

Inner cityHigh densityEstablished mixed

43

Community stability

Age profile

25%
21%
22%
18%
13%
Under 1825%
18–3421%
35–4922%
50–6418%
65+13%

Tenure

30%
28%
33%
Own outright30%
Own (mortgage)28%
Private rent33%
Social rent6%
Shared ownership2%
Rent free0%

Ethnicity

15%
24%
37%
White British15%
White Other24%
Asian37%
Black8%
Mixed5%
Other11%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine25%
No car household30%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Private rent33%
Social rent6%

vs. London

Income vs London+2.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
24
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
8
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)
4
Largest scheme
9 homes · 131 - 133 Windmill Lane, 131-133, Windmill Lane, Greenford, UB6 9DZ
Pipeline pressure
NONE

Named schemes (500m)

43 Ruislip Road, 43, Ruislip Road, Greenford, UB6 9QD9 homes
completed
Land between , 268-270, Land between , 268-270, Allenby Road, UB18 homes
completed
115 Ruislip Road, Ruislip Road, Greenford, UB6 9QQ7 homes
completed
Avon Court, Avon Court, Braund Avenue, Greenford, UB6 9JH4 homes
completed
98, 98, Ruislip Road, Greenford, UB6 9QH4 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 9HR

Full postcodeUB6 9HR
Postcode districtUB6
BoroughLondon Borough of Ealing
WardGreenford Broadway
Latitude51.528168
Longitude-0.361329
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
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