Greenford Broadway · Ealing · Ealing Southall constituency · 51.53402, -0.35636

UB6 9LR— Greenford Broadway, Ealing

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

 

Schools 100%Safety 74/100Transport 16/100Yield 3.82%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
51
Safety
74
Schools
60
Transport
16
Environment
54
Investment
50

The bottom line

UB6 9LR 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: 65 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

UB6 9LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+1.0% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for UB6 9LR

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

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How UB6 9LR 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 · 5 min walk

KS2: 103.2

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 8 min walk

P8: +0.87A8: 59.0

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 · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

65.2 incidents per 1,000 residents

Better than 50% of London
↑ Rising 12700.0%

-11% vs borough

Crime by type

Violence & sexual offences30%
Anti-social behaviour24%
Vehicle crime20%
Other15%
Burglary7%
Drug offences2%
Theft2%
Robbery1%

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) · 2.3km

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area102.2 m²

EPC breakdown

C
1%
D
5%
E
2%
F
1%
G
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 92%Detached 8%

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£255,500
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,389
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6%

Total change

+439%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.7%

per year

Acceleration

-29.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 24 sales

Property Type Mix

Total: 24 sales

Detached8.3%
Semi-detached91.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£102k£138k+35%1.8
Post-dot-com plateau2001–2004£175k£262k+50%1.2
Pre-crash peak2006–2007£267k£300k+12.4%1
GFC & correction2012–2012£275k£275k+0%1
Help-to-Buy recovery2015–2016£286k£675k+136%1
Brexit uncertainty2017–2019£540k£590k+9.3%1
Pandemic surge2021–2021£500k£500k+0%1
Rate-rise correction2022–2023£625k£685k+9.6%1.5
Current market2024–2024£550k£550k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Semi-detached+0.3% α
Local
6.9%
District
6.6%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
14.1 min walk
Greenford

Nearby stations

Greenford Underground StationCentral
15 min walk
GreenfordNational Rail
15 min walk
Northolt Underground StationCentral
22 min walk
Perivale Underground StationCentral
29 min walk
Hanwell Rail StationElizabeth line
34 min walk
No bus stops within 400m

21

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria66 min ↑
Waterloo70 min ↑
Canary Wharf78 min ↑
City ★65 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

9

Car parks (800m)

2

EV chargers (800m)

Nearest car park517m
Santander docks (800m)0
Nearest cycle dock8.7 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: 13.3 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 52%
More green space than 92% of London

Nearest SSSI: Syon Park SSSI — 7.2 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

OLDFIELD FAMILY PRACTICE

285 GREENFORD ROAD, UB6 8RA

7 min walk

91%

Recommend GP

91%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 3.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketLidl · 858 m
6 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)

854m

Post office

Nearby shops

K&K Food & Wine364 m
Magazin Romaneasc Food & Wine555 m
Shan's News632 m
Mleczko644 m

Nearby cafes

Big Boys Cafe507 m
Chaiiwala655 m
Pausa667 m

Nearby restaurants

Fish and Chips367 m
Wong's Chinese Takeaway554 m
Almahmud Restaurant558 m
Greenford Fish & Chips632 m

Nearby gyms

Greenford Tennis Club194 m
Avenue Park Stadium535 m

Nearby pharmacies

Day and Night Pharmacy640 m
Roxannes Pharmacy647 m

Nearby health

Mansell Road Practice943 m
Food hygiene (5-star)52% of 77

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

50

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

25.1

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,280m
Crossrail 2 route15,057m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,760 nationally

1,963

Est. population

7,159/km²

58%

Employed

40%

Degree educated

£42,400

Median income

4.0%

Claimant rate

SuburbanHigh densityEstablished mixed

51

Community stability

Age profile

25%
17%
23%
18%
16%
Under 1825%
18–3417%
35–4923%
50–6419%
65+16%

Tenure

35%
36%
26%
Own outright35%
Own (mortgage)37%
Private rent26%
Social rent2%
Shared ownership1%
Rent free0%

Ethnicity

28%
19%
27%
14%
White British28%
White Other19%
Asian27%
Black6%
Mixed5%
Other14%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine17%
No car household20%
Unemployed4%
No qualifications17%

Housing tenure (Census 2021)

Private rent26%
Social rent2%

vs. London

Income vs London+1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
6
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)
12
Largest scheme
9 homes · 43 Ruislip Road, 43, Ruislip Road, Greenford, UB6 9QD
Pipeline pressure
NONE

Named schemes (500m)

Land Adj To, Land adjacent to 18, Chinnor Crescent, Greenford, UB6 9NU5 homes
completed
Land Adjacent To, Land adj to 18, Chinnor Crescent, Greenford, UB6 9NU4 homes
completed
7 Greenford Gardens, 7, Greenford Gardens, Greenford, UB6 9LY4 homes
completed
113 Millet Road, 113, Millet Road, Greenford, UB6 9SJ3 homes
completed
1 Melrose Avenue, 1, Melrose Avenue, Greenford, UB6 9TB2 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 9LR

Full postcodeUB6 9LR
Postcode districtUB6
BoroughLondon Borough of Ealing
WardGreenford Broadway
Latitude51.534016
Longitude-0.356361
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