Greenford Broadway · Ealing · Ealing Southall constituency · 51.53278, -0.37029

UB6 9RR— Greenford Broadway, Ealing

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

The family fortress

 

Schools 100%Safety 75/100Transport 12/100Yield 3.82%⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
47
Safety
75
Schools
90
Transport
12
Environment
51
Investment
48

The bottom line

UB6 9RR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 59 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB6 9RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.3% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for UB6 9RR

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How UB6 9RR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Ravenor Primary School

Not yet inspected · 3 min walk

KS2: 106.6

★★

Secondary

Greenford High School

Good · Inspected Feb 2022 · 2 min walk

P8: +0.39A8: 52.5

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.2 incidents per 1,000 residents

Better than 51% of London
↑ Rising 1633.3%

-12% vs borough

Crime by type

Violence & sexual offences32%
Anti-social behaviour25%
Vehicle crime16%
Other15%
Drug offences6%
Burglary4%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

6

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 2.4km

Crime is 1% below London average

Property

Prices, sales volume and market trends

Avg floor area62.6 m²

EPC breakdown

C
4%
D
12%
E
2%

Based on 18 properties · Confidence: medium

Street mix

Semi 91%Flat 9%

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£156,500
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
WallsSystem built, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

2000–2024 · CAGR

+6%

Total change

+304%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.3%

per year

Acceleration

+22.13

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached90.9%
Flat/maisonette9.1%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£115k£115k+0%1
Post-dot-com plateau2001–2003£188k£100k-46.7%1
GFC & correction2010–2010£261k£261k+0%1
Brexit uncertainty2017–2019£361k£370k+2.5%1
Pandemic surge2020–2021£320k£425k+32.8%1
Rate-rise correction2022–2022£400k£400k+0%1
Current market2024–2024£465k£465k+0%1

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
Northolt Underground StationCentral line
20.7 min walk
Greenford

Nearby stations

Northolt Underground StationCentral
22 min walk
Greenford Underground StationCentral
25 min walk
GreenfordNational Rail
25 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
38 min walk
Hanwell Rail StationElizabeth line
40 min walk
No bus stops within 400m

38

Walkability score

56

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge62 min ↑
Victoria65 min ↑
Waterloo ★59 min
Canary Wharf62 min ↑
City63 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

4

Car parks (800m)

1

EV chargers (800m)

Nearest car park393m
Santander docks (800m)0
Nearest cycle dock9.6 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: 14.2 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Syon Park SSSI — 7.6 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): 1

Landslide susceptibility: Low

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

SOMERSET MEDICAL CENTRE

GUV HEALTH CENTRE, TAYWOOD ROAD, UB5 6WL

5 min walk

73%

Recommend GP

73%

Overall GP experience

5

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 2.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

7

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketBest Foods Supermarket · 242 m
6 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

165m

Post office

Nearby shops

Tesco Express175 m
Adil Halal Meat and Fresh Fish331 m
JJ Food and Wine344 m
Lady Margaret Superstore367 m

Nearby cafes

San Remo Café920 m

Nearby restaurants

Roosters Piri Piri228 m
China Gourmet297 m
Ceylon Chennai Xpress352 m
Blue Orchid Indian Restaurant386 m

Nearby pubs

Hare and Hounds183 m

Nearby gyms

Greenford Sports Centre161 m
PureGym1.0 km

Nearby pharmacies

Day and Night Pharmacy548 m

Nearby health

Northolt Family Practice223 m
Food hygiene (5-star)45% of 64

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

FARAH ENTERPRISE LTD
SALVATION CARE LTD

Investment

Investment grade, yield and market outlook

48

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 score13/100
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

10.4

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,192m
Crossrail 2 route15,851m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,952 nationally

1,620

Est. population

11,556/km²

52%

Employed

31%

Degree educated

£38,100

Median income

7.6%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

44

Community stability

Age profile

26%
20%
20%
18%
17%
Under 1826%
18–3420%
35–4920%
50–6418%
65+17%

Tenure

18%
27%
21%
32%
Own outright18%
Own (mortgage)27%
Private rent21%
Social rent32%
Shared ownership1%
Rent free1%

Ethnicity

25%
16%
25%
19%
White British25%
White Other16%
Asian25%
Black19%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine27%
No car household33%
Unemployed5%
No qualifications26%

Housing tenure (Census 2021)

Social rent32%
Private rent21%

vs. London

Income vs London-9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
6
Local approval rate
0%
Borough approval rate
24%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
5
Largest scheme
172 homes · Grand Union Village, Phase 11, GRAND UNION VILLAGE, Taywood Road
Pipeline pressure
NONE

Named schemes (500m)

301-303 Ruislip Road, 301-303, Ruislip Road, Greenford, UB6 9FL50 homes
completed
HADFIELD HOUSE, HADFIELD HOUSE, ADRIENNE AVENUE, UB130 homes
completed
461-463, 461-463, Allenby Road, Southall, UB1 2HG6 homes
completed
20, 20, Gosling Close, Greenford, UB6 9UE4 homes
completed
448 Allenby Road, 448, Allenby Road, Southall, UB1 2HT4 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 9RR

Full postcodeUB6 9RR
Postcode districtUB6
BoroughLondon Borough of Ealing
WardGreenford Broadway
Latitude51.532780
Longitude-0.370290
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