Greenford Broadway · Ealing · Ealing Southall constituency · 51.53631, -0.36128

UB6 9SU— Greenford Broadway, Ealing

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

The family fortress

 

Schools 100%Safety 78/100Transport 19/100Yield 3.82%

Best for: Families, Owner-occupiers

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

Liveability
48
Safety
78
Schools
90
Transport
19
Environment
55
Investment
52

The bottom line

UB6 9SU 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: 76 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB6 9SU

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 9SU

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB6 9SU 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 · 6 min walk

KS2: 106.6

★★

Secondary

Greenford High School

Good · Inspected Feb 2022 · 10 min walk

P8: +0.39A8: 52.5

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 · 34 min walk

4 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.0km

Crime is 29% below London average

Property

Prices, sales volume and market trends

Avg floor area91.7 m²

EPC breakdown

B
1%
C
3%
D
3%

Based on 7 properties · Confidence: low

Street mix

Semi 50%Terraced 50%

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£229,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, filled cavity
RoofPitched, 250 mm loft insulation
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

1997–2017 · CAGR

+8.6%

Total change

+422%

Market Activity

Price Velocity & Acceleration

Current Velocity

+37.8%

per year

Acceleration

+27.63

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £400k–£450k · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached50%
Terraced50%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£79k£79k+0%1
Post-dot-com plateau2002–2002£178k£178k+0%1
GFC & correction2008–2008£270k£270k+0%1
Help-to-Buy recovery2014–2014£298k£298k+0%2
Brexit uncertainty2017–2017£410k£410k+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 3

Moderate

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

Nearby stations

Greenford Underground StationCentral
16 min walk
GreenfordNational Rail
16 min walk
Northolt Underground StationCentral
18 min walk
Perivale Underground StationCentral
33 min walk
Sudbury Hill Underground StationPiccadilly
36 min walk
No bus stops within 400m

16

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge77 min ↑
Victoria78 min ↑
Waterloo ★76 min
Canary Wharf78 min ↑
City77 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)

1

EV chargers (800m)

Nearest car park354m
Santander docks (800m)0
Nearest cycle dock9.1 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 waterMEDIUM
Medium
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: 13.6 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 70%
More green space than 93% 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

EASTMEAD AVENUE SURGERY

20 EASTMEAD AVENUE, UB6 9RB

7 min walk

73%

Recommend GP

73%

Overall GP experience

2

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

36

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Hare and Hounds (651 m)

Nearest supermarketBest Foods Supermarket · 954 m
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)

625m

Post office

Nearby shops

K&K Food & Wine97 m
Mleczko687 m
Shan's News954 m
Halal Meat Centre1.0 km

Nearby cafes

Pausa344 m
Chaiiwala999 m

Nearby restaurants

Fish and Chips88 m
Chicken City714 m
Greenford Fish & Chips961 m
Chicken Guys995 m

Nearby pubs

Hare and Hounds651 m

Nearby gyms

Greenford Tennis Club420 m
Avenue Park Stadium536 m
PureGym747 m
Greenford Sports Centre793 m

Nearby pharmacies

Day and Night Pharmacy682 m
Roxannes Pharmacy987 m

Nearby health

Mansell Road Practice1.2 km
Food hygiene (5-star)61% of 23

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

E

High street health

Registered businesses

HIMALAYAN TREASURES LIMITED
SPOKE THE APP LTD

Investment

Investment grade, yield and market outlook

52

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

13

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,671m
Crossrail 2 route15,478m

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)
11
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
5
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)
7
Largest scheme
57 homes · CHARTWELL HOUSE, CHARTWELL HOUSE, LONG DRIVE, UB6
Pipeline pressure
NONE

Named schemes (500m)

94 Ferrymead Avenue, 94, Ferrymead Avenue, Greenford, UB6 9TN5 homes
completed
72, 72, Ferrymead Avenue, Greenford, UB6 9TL5 homes
completed
69 Ferrymead Avenue, 69, Ferrymead Avenue, Greenford, UB6 9TL4 homes
completed
55, 55, Eastmead Avenue, Greenford, UB6 9RF4 homes
completed
Garages Rear Of, Garages rear of, Ferrymead Avenue, Greenford, UB6 9TP3 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 9SU

Full postcodeUB6 9SU
Postcode districtUB6
BoroughLondon Borough of Ealing
WardGreenford Broadway
Latitude51.536306
Longitude-0.361282
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