Greenford Broadway · Ealing · Ealing Southall constituency · 51.53249, -0.35492

UB6 9LY— Greenford Broadway, Ealing

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

 

Schools 100%Safety 74/100Transport 15/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
74
Schools
60
Transport
15
Environment
49
Investment
39

The bottom line

UB6 9LY 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 9LY

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 9LY

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

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How UB6 9LY 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 · 4 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 · 32 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) · 2.5km

Crime is 0% below 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£7,462/m²
Price per ft²£693/ft²
Avg floor area92 m²

EPC breakdown

B
2%
C
4%
D
17%
E
8%

Based on 31 properties · Confidence: high

Street mix

Semi 52%Terraced 28%Detached 20%

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£230,000
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 EAnnual charge £2,389
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.4%

Total change

+534%

Market Activity

Price Velocity & Acceleration

Current Velocity

+26.9%

per year

Acceleration

+36.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 46 sales

Property Type Mix

Total: 46 sales

Detached19.6%
Semi-detached52.2%
Terraced28.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£108k£195k+80.6%2.3
Post-dot-com plateau2001–2004£223k£247k+11%3.2
Pre-crash peak2005–2007£307k£310k+1.1%2.7
GFC & correction2009–2012£264k£295k+12%1.7
Help-to-Buy recovery2013–2016£423k£676k+60%1.8
Brexit uncertainty2017–2017£545k£545k+0%1
Rate-rise correction2022–2023£595k£540k-9.2%2
Current market2025–2025£685k£685k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-2.4% alpha

Weakest performer

Terraced

-48% alpha

Semi-detached-2.4% α
Local
0.4%
District
2.8%
Terraced-48% α
Local
-26.8%
District
21.2%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

32out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing13
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
15.2 min walk
Greenford

Nearby stations

GreenfordNational Rail
16 min walk
Greenford Underground StationCentral
16 min walk
Northolt Underground StationCentral
25 min walk
Perivale Underground StationCentral
28 min walk
Hanwell Rail StationElizabeth line
32 min walk
No bus stops within 400m

23

Walkability score

31

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 park350m
Santander docks (800m)0
Nearest cycle dock8.6 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: 13.1 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% of London

Nearest SSSI: Syon Park SSSI — 7.0 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

4 min walk

91%

Recommend GP

91%

Overall GP experience

4

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEaling Hospital · 2.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

10

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketLidl · 661 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)

662m

Post office

Nearby shops

Magazin Romaneasc Food & Wine385 m
Shan's News471 m
Halal Meat Centre475 m
Greenford Grocers490 m

Nearby cafes

Big Boys Cafe351 m
Chaiiwala481 m
Pausa863 m

Nearby restaurants

Almahmud Restaurant385 m
Wong's Chinese Takeaway408 m
Greenford Fish & Chips468 m
Chicken Guys480 m

Nearby gyms

Greenford Tennis Club257 m
Avenue Park Stadium690 m

Nearby pharmacies

Roxannes Pharmacy476 m
Day and Night Pharmacy638 m

Nearby health

Mansell Road Practice806 m
Greenford Road Medical Centre867 m
Food hygiene (5-star)51% of 113

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

AAP HAIR LTD
ANM GLOBAL SERVICES LTD
ASO CONSTRUCTION LTD
CHARLES ACCOUNTANCY LIMITED
ELITE CAR RENTALS LONDON LTD

+4 more

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

36.8

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,144m
Crossrail 2 route14,890m

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)
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)
10
Largest scheme
76 homes · 309, 309, Ruislip Road East, Greenford, UB6 9BG
Pipeline pressure
NONE

Named schemes (500m)

34-38, 34-38, The Broadway, Greenford, UB6 9PT6 homes
completed
82-84 The Broadway, 82-84, The Broadway, Greenford, UB6 9QA5 homes
completed
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

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 9LY

Full postcodeUB6 9LY
Postcode districtUB6
BoroughLondon Borough of Ealing
WardGreenford Broadway
Latitude51.532494
Longitude-0.354916
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