Greenford Broadway · Ealing · Ealing Southall constituency · 51.53612, -0.35125

UB6 9PB— Greenford Broadway, Ealing

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

 

Schools 100%Safety 74/100Transport 22/100Yield 3.82%

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
52
Safety
74
Schools
60
Transport
22
Environment
48
Investment
49

The bottom line

UB6 9PB 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 catches: very high noise — check proximity to rail lines and 65 min to city — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how UB6 9PB scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how UB6 9PB meets your needs.

Location

UB6 9PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for UB6 9PB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare UB6 9PB with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe
Share:WhatsAppShare on X

How UB6 9PB 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 · 3 min walk

KS2: 103.2

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 3 min walk

P8: +0.87A8: 59.0

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 38 min walk

3 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

88

Road safety score

4

Accidents (5yr)

2

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.1km

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area97.3 m²

EPC breakdown

D
3%
E
1%

Based on 4 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£243,250
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, no insulation (assumed)
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

1997–2021 · CAGR

+7.7%

Total change

+496%

Market Activity

Price Velocity & Acceleration

Current Velocity

+50.5%

per year

Acceleration

+39.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£115k£115k+0%1
Post-dot-com plateau2004–2004£290k£290k+0%1
Pre-crash peak2006–2006£276k£276k+0%1
GFC & correction2012–2012£330k£330k+0%1
Help-to-Buy recovery2014–2015£410k£455k+11%1
Pandemic surge2021–2021£685k£685k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
9.5 min walk
Greenford

Nearby stations

GreenfordNational Rail
10 min walk
Greenford Underground StationCentral
10 min walk
Northolt Underground StationCentral
23 min walk
Perivale Underground StationCentral
24 min walk
Sudbury Hill Underground StationPiccadilly
32 min walk
No bus stops within 400m

14

Walkability score

20

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

6

Car parks (800m)

3

EV chargers (800m)

Nearest car park211m
Santander docks (800m)0
Nearest cycle dock8.4 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.9 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% 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): 3

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

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEaling Hospital · 3.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Railway (901 m)

Nearest supermarketLidl · 990 m
4 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)

1.0km

Post office

Nearby shops

Spar431 m
Magazin Romaneasc Food & Wine558 m
Greenford Express Food & Wine678 m
Bake Station683 m

Nearby cafes

Big Boys Cafe489 m
Pausa747 m
MiMar Cafe751 m
Coffee Time765 m

Nearby restaurants

Wong's Chinese Takeaway487 m
Almahmud Restaurant572 m
Fish and Chips684 m
Cheezious Pizza734 m

Nearby pubs

The Railway901 m

Nearby gyms

Avenue Park Stadium368 m
Greenford Tennis Club618 m

Nearby pharmacies

Parade Pharmacy771 m
Roxannes Pharmacy924 m

Nearby health

Greenford Road Medical Centre430 m
Food hygiene (5-star)62% of 37

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BK TEAM LTD
PND PROPERTY LTD
RJ GAS AND PLUMBING LIMITED

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 score15/100
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

26.2

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,992m
Crossrail 2 route14,851m

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)
3
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
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)
13
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
1 And 2 Karoline Gardens, 1 and 2, Western Avenue, Greenford, UB6 9JP8 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
Land Adjoining 35, Land Adjoining 35, Wordsworth Avenue, Greenford, UB6 9AA3 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

Live in UB6 9PB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for UB6 9PB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Ealing with nearby boroughs:

Ealing vs HounslowEaling vs Hammersmith And FulhamEaling vs Brent

Similar postcodes

Frequently asked questions

📍 Track UB6 9PB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for UB6 9PB

Full postcodeUB6 9PB
Postcode districtUB6
BoroughLondon Borough of Ealing
WardGreenford Broadway
Latitude51.536120
Longitude-0.351253
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