Greenford Broadway · Ealing · Ealing Southall constituency · 51.53544, -0.35454

UB6 9NF— Greenford Broadway, Ealing

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

The family fortress

 

Schools 100%Safety 74/100Transport 19/100Yield 5.71%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
50
Safety
74
Schools
60
Transport
19
Environment
57
Investment
57

The bottom line

UB6 9NF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £330,000 median — 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 9NF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-36.5% vs London avg
vs London income+1.0% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for UB6 9NF

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

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“The family fortress”

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How UB6 9NF 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 · 5 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 · 35 min walk

5 primaries · 1 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)

1

Incidents (5yr)

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

Crime is 0% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£330,000

Median sale price

Bottom 25% — 37% below London median

£330,000 is 37% below the London median (£520,000)

+181.2%

This year

Semi-detached

Dominant type

Price history

5-year change
+49.3%
Sales (24 months)5
New build0.0%
Avg semi-detached£610,000
Avg flat£325,000
Price per m²£3,622/m²
Price per ft²£337/ft²
Avg floor area93.6 m²

EPC breakdown

C
5%
D
7%
E
2%

Based on 14 properties · Confidence: medium

Street mix

Semi 55%Terraced 3%Detached 7%Flat 35%

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

Stamp duty

Standard buyer£4,000
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,900

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.8×

Price-to-income

£1,651/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£234,000
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

1995–2026 · CAGR

+9.1%

Total change

+1400%

Market Activity

Price Velocity & Acceleration

Current Velocity

+181.3%

per year

Acceleration

+228.79

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 29 sales

Property Type Mix

Total: 29 sales

Detached6.9%
Semi-detached55.2%
Terraced3.4%
Flat/maisonette34.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£115k+91.7%1.6
Post-dot-com plateau2001–2003£205k£274k+33.7%1
Pre-crash peak2006–2007£191k£355k+85.9%2.5
GFC & correction2011–2011£207k£207k+0%1
Help-to-Buy recovery2014–2016£420k£645k+53.6%1.3
Pandemic surge2020–2020£603k£603k+0%1
Rate-rise correction2022–2023£330k£600k+81.8%1
Current market2024–2026£610k£900k+47.5%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
4.3%
District
5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing1
Trend Position10

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
11.7 min walk
Greenford

Nearby stations

Greenford Underground StationCentral
12 min walk
GreenfordNational Rail
12 min walk
Northolt Underground StationCentral
22 min walk
Perivale Underground StationCentral
27 min walk
Sudbury Hill Underground StationPiccadilly
34 min walk
No bus stops within 400m

13

Walkability score

11

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 park407m
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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.2 km away✗ Not Green Belt✗ Not AONB51% green spaceTree canopy: 40%
More green space than 96% 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): 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

8 min walk

91%

Recommend GP

91%

Overall GP experience

3

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEaling Hospital · 3.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketLidl · 955 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)

977m

Post office

Nearby shops

K&K Food & Wine454 m
Magazin Romaneasc Food & Wine577 m
Spar664 m
Shan's News798 m

Nearby cafes

Big Boys Cafe513 m
Pausa610 m
Chaiiwala810 m
MiMar Cafe936 m

Nearby restaurants

Fish and Chips453 m
Wong's Chinese Takeaway541 m
Almahmud Restaurant585 m
Pizza Hut Delivery790 m

Nearby gyms

Avenue Park Stadium362 m
Greenford Tennis Club394 m

Nearby pharmacies

Roxannes Pharmacy804 m
Day and Night Pharmacy839 m
Parade Pharmacy961 m

Nearby health

Greenford Road Medical Centre669 m
Mansell Road Practice1.1 km
Food hygiene (5-star)49% of 43

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
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

MATHARU ASSET MANAGEMENT LTD
RENOVEX CONSTRUCTION LIMITED
VIS LONDON GENERAL BUILDING SERVICES LTD

Investment

Investment grade, yield and market outlook

57

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
5.7% (good)London avg: 3.8%Strong yield — top 13% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months2

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

17/100

Velocity score

Future outlook

43.1

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,194m
Crossrail 2 route15,018m

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%
Price vs London-36.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
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)
7
Largest scheme
57 homes · CHARTWELL HOUSE, CHARTWELL HOUSE, LONG DRIVE, UB6
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
35, 35, Ferrymead Gardens, Greenford, UB6 9NF2 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£330,000)

£4,000

Standard buyer

£0

First-time buyer

Save £4,000

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB6 9NF

Full postcodeUB6 9NF
Postcode districtUB6
BoroughLondon Borough of Ealing
WardGreenford Broadway
Latitude51.535438
Longitude-0.354536
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