Central Greenford · Ealing · Ealing North constituency · 51.53675, -0.34777

UB6 9JP— Central Greenford, Ealing

Location and area intelligence for UB6 9JP, Central Greenford, Ealing

 

Schools 100%Safety 70/100Transport 27/100Yield 3.82%

Best for: Families

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Car-dependent area — limited public transport

Liveability
53
Safety
70
Schools
60
Transport
27
Environment
53
Investment
49

The bottom line

UB6 9JP 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 and 60 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

UB6 9JP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+15.5% vs London avg
vs London crime+38.0% vs London avg

Deep-dive guides for UB6 9JP

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

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How UB6 9JP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Oldfield Primary School

Not yet inspected · 1 min walk

KS2: 105.2

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 2 min walk

P8: +0.87A8: 59.0

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

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 43 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.0 incidents per 1,000 residents

Higher crime than 68% of London
↑ Rising 4475.0%

+23% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour26%
Other23%
Vehicle crime10%
Drug offences7%
Burglary5%
Theft1%
Robbery1%

Road safety

93

Road safety score

7

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

5

Incidents (1yr)

14

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.2km

Crime is +38% above London average

Property

Prices, sales volume and market trends

Avg floor area90.2 m²

EPC breakdown

C
1%
D
4%

Based on 5 properties · Confidence: low

Street mix

Semi 100%

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£225,500
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,738
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2020 · CAGR

+9%

Total change

+683%

Market Activity

Price Velocity & Acceleration

Current Velocity

+88.0%

per year

Acceleration

+88.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£60k£108k+80%1.5
Post-dot-com plateau2003–2003£230k£230k+0%2
Pre-crash peak2006–2006£236k£236k+0%1
GFC & correction2008–2011£250k£250k+0%1
Pandemic surge2020–2020£470k£470k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+3.1% alpha

Semi-detached+3.1% α
Local
20.8%
District
17.7%

CAGR over 4yr 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 2

Poor

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

Nearby stations

GreenfordNational Rail
8 min walk
Greenford Underground StationCentral
8 min walk
Perivale Underground StationCentral
21 min walk
Northolt Underground StationCentral
24 min walk
Sudbury Hill Underground StationPiccadilly
30 min walk
No bus stops within 400m

24

Walkability score

24

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

5

Car parks (800m)

4

EV chargers (800m)

Nearest car park196m
Santander docks (800m)0
Nearest cycle dock8.2 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 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: 12.7 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Syon Park SSSI — 7.3 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): 6

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

GREENFORD ROAD MED.CTR.

591 GREENFORD ROAD, UB6 8QH

2 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEaling Hospital · 3.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Railway (746 m)

Nearest supermarketLidl · 791 m
3 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

0

Libraries (1km)

0

Cinemas (2km)

1.2km

Post office

Nearby shops

Spar198 m
Greenford Express Food & Wine540 m
Bake Station545 m
Tesco Express573 m

Nearby cafes

Big Boys Cafe572 m
MiMar Cafe608 m
Coffee Time627 m
Caffeine Co632 m

Nearby restaurants

Wong's Chinese Takeaway542 m
Chicken Hot582 m
Cheezious Pizza592 m
Maggies Fish & Chip603 m

Nearby pubs

The Railway746 m

Nearby gyms

Avenue Park Stadium519 m
Northolt Rugby Football Club615 m

Nearby pharmacies

Parade Pharmacy619 m
Superdrug800 m
Boots858 m

Nearby health

Greenford Road Medical Centre183 m
Food hygiene (5-star)66% of 53

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

AC MABEN LTD
BLACK LABEL HIRES LTD
TRAVELCUP LTD
ZAHID & YN 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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

19

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,776m
Crossrail 2 route14,669m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,319 nationally

2,034

Est. population

5,577/km²

53%

Employed

35%

Degree educated

£48,500

Median income

5.4%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

42

Community stability

Age profile

26%
18%
22%
19%
16%
Under 1826%
18–3418%
35–4922%
50–6419%
65+16%

Tenure

21%
22%
26%
28%
Own outright21%
Own (mortgage)22%
Private rent26%
Social rent28%
Shared ownership2%
Rent free2%

Ethnicity

21%
24%
26%
13%
White British21%
White Other24%
Asian26%
Black13%
Mixed5%
Other11%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine23%
No car household41%
Unemployed6%
No qualifications22%

Housing tenure (Census 2021)

Social rent28%
Private rent26%

vs. London

Income vs London+15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
14
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)
10
Largest scheme
48 homes · LAND AT 60 AND REAR OF, 54-148, LAND AT 60 AND REAR OF, 54-148, HILL RISE, UB6
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
225, 225, OLDFIELD LANE NORTH, UB6 8PP12 homes
completed
1 And 2 Karoline Gardens, 1 and 2, Western Avenue, Greenford, UB6 9JP8 homes
completed
714 Greenford Road, 714, Greenford Road, Greenford, UB6 8QR3 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
James Murray (Labour (Co-op))
MP majority
12,519
Constituency
Ealing North

Councillors

Munir AbbasiLabour
Valery Patricia RyanLabour
Sanjai Kumar KohliLabour

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Key facts for UB6 9JP

Full postcodeUB6 9JP
Postcode districtUB6
BoroughLondon Borough of Ealing
WardCentral Greenford
Latitude51.536755
Longitude-0.347770
Parliamentary constituencyEaling North
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