Greenford Broadway · Ealing · Ealing Southall constituency · 51.53573, -0.35902

UB6 9SH— Greenford Broadway, Ealing

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

The family fortress

 

Schools 100%Safety 78/100Transport 21/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
78
Schools
60
Transport
21
Environment
59
Investment
41

The bottom line

UB6 9SH 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 9SH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-9.3% vs London avg
vs London crime-29.0% vs London avg

Deep-dive guides for UB6 9SH

🛡️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 9SH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Ravenor Primary School

Not yet inspected · 7 min walk

KS2: 106.6

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 9 min walk

P8: +0.87A8: 59.0

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.1 incidents per 1,000 residents

Better than 66% of London
↑ Rising 546.2%

from a low base — still below London average

-37% vs borough

Crime by type

Violence & sexual offences30%
Other21%
Anti-social behaviour18%
Vehicle crime11%
Burglary11%
Drug offences7%
Robbery2%
Theft0%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

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

Crime is 29% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,941/m²
Price per ft²£552/ft²
Avg floor area86.2 m²

EPC breakdown

C
8%
D
12%
E
8%
F
1%
G
1%

Based on 30 properties · Confidence: high

Street mix

Semi 20%Terraced 80%

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£215,500
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, filled cavity
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.6%

Total change

+616%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.5%

per year

Acceleration

-16.29

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £400k–£450k · 45 sales

Property Type Mix

Total: 45 sales

Semi-detached20%
Terraced80%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£67k£146k+117.9%2.5
Post-dot-com plateau2001–2004£140k£220k+57.1%1.8
Pre-crash peak2005–2007£228k£316k+38.4%1.5
GFC & correction2008–2012£300k£247k-17.7%1.7
Help-to-Buy recovery2013–2016£317k£400k+26.2%1
Brexit uncertainty2019–2019£430k£430k+0%4
Pandemic surge2020–2021£485k£508k+4.6%1.5
Rate-rise correction2023–2023£306k£306k+0%1
Current market2024–2026£540k£480k-11.1%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
8.1%
District
7.7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing6
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Greenford Underground StationCentral line
14 min walk
Greenford

Nearby stations

Greenford Underground StationCentral
15 min walk
GreenfordNational Rail
15 min walk
Northolt Underground StationCentral
19 min walk
Perivale Underground StationCentral
31 min walk
Sudbury Hill Underground StationPiccadilly
35 min walk
No bus stops within 400m

15

Walkability score

17

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

7

Car parks (800m)

2

EV chargers (800m)

Nearest car park412m
Santander docks (800m)0
Nearest cycle dock8.9 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: 13.5 km away✗ Not Green Belt✗ Not AONB57% green spaceTree canopy: 70%
More green space than 98% of London

Nearest SSSI: Syon Park SSSI — 7.5 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

EASTMEAD AVENUE SURGERY

20 EASTMEAD AVENUE, UB6 9RB

7 min walk

73%

Recommend GP

73%

Overall GP experience

3

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 3.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Hare and Hounds (733 m)

Nearest supermarketLidl · 1.1 km
5 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)

714m

Post office

Nearby shops

K&K Food & Wine146 m
Mleczko680 m
Magazin Romaneasc Food & Wine817 m
Shan's News846 m

Nearby cafes

Pausa420 m
Big Boys Cafe765 m
Chaiiwala883 m

Nearby restaurants

Fish and Chips144 m
Chicken City717 m
Wong's Chinese Takeaway807 m
Almahmud Restaurant821 m

Nearby pubs

Hare and Hounds733 m

Nearby gyms

Greenford Tennis Club313 m
Avenue Park Stadium451 m
PureGym895 m

Nearby pharmacies

Day and Night Pharmacy675 m
Roxannes Pharmacy872 m

Nearby health

Mansell Road Practice1.1 km
Food hygiene (5-star)62% of 26

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

APEIRON WINDOWS AND DOORS LTD
BODEA LTD
DIIN LTD
LITTLE BUNNIES DAY CARE LTD
MOONLIGHT E-COMMERCE LIMITED

+3 more

Investment

Investment grade, yield and market outlook

41

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
Sales last 12 months1

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

8/100

Velocity score

Future outlook

28.7

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,504m
Crossrail 2 route15,310m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,459 nationally

1,821

Est. population

12,193/km²

56%

Employed

35%

Degree educated

£38,100

Median income

9.3%

Claimant rate

Inner cityHigh densityEstablished mixed

51

Community stability

Age profile

25%
21%
22%
19%
14%
Under 1826%
18–3421%
35–4922%
50–6419%
65+14%

Tenure

29%
32%
18%
20%
Own outright29%
Own (mortgage)32%
Private rent18%
Social rent20%
Shared ownership1%

Ethnicity

25%
20%
21%
14%
14%
White British25%
White Other20%
Asian21%
Black14%
Mixed6%
Other14%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine21%
No car household24%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Social rent20%
Private rent18%

vs. London

Income vs London-9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
1
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
Largest scheme
57 homes · CHARTWELL HOUSE, CHARTWELL HOUSE, LONG DRIVE, UB6
Pipeline pressure
NONE

Named schemes (500m)

72, 72, Ferrymead Avenue, Greenford, UB6 9TL5 homes
completed
69 Ferrymead Avenue, 69, Ferrymead Avenue, Greenford, UB6 9TL4 homes
completed
113 Millet Road, 113, Millet Road, Greenford, UB6 9SJ3 homes
completed
Garages Rear Of, Garages rear of, Ferrymead Avenue, Greenford, UB6 9TP3 homes
completed
68, 68, Eastmead Avenue, Greenford, UB6 9RF2 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 9SH

Full postcodeUB6 9SH
Postcode districtUB6
BoroughLondon Borough of Ealing
WardGreenford Broadway
Latitude51.535735
Longitude-0.359024
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
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