Greenford Broadway · Ealing · Ealing Southall constituency · 51.53486, -0.36823

UB6 9TP— Greenford Broadway, Ealing

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

The family fortress

 

Schools 100%Safety 75/100Transport 12/100Yield 3.82%

Best for: Families

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

Liveability
48
Safety
75
Schools
90
Transport
12
Environment
56
Investment
48

The bottom line

UB6 9TP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 9TP

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 9TP

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB6 9TP 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 · 5 min walk

P8: +0.39A8: 52.5

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 31 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.3km

Crime is 1% below London average

Property

Prices, sales volume and market trends

Avg floor area103.2 m²

EPC breakdown

B
5%
C
17%
D
12%
E
3%

Based on 37 properties · Confidence: high

Street mix

Semi 24%Terraced 16%Detached 4%Flat 56%

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£258,000
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, 200 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

1995–2024 · CAGR

+5.9%

Total change

+427%

Market Activity

Price Velocity & Acceleration

Current Velocity

-17.5%

per year

Acceleration

+14.42

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 25 sales

Property Type Mix

Total: 25 sales

Detached4%
Semi-detached24%
Terraced16%
Flat/maisonette56%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£56k£124k+121.4%2
Post-dot-com plateau2001–2004£143k£233k+62.9%1.7
Pre-crash peak2006–2007£325k£225k-30.8%1
GFC & correction2010–2011£245k£208k-15.3%1
Help-to-Buy recovery2013–2016£235k£325k+38.3%1
Brexit uncertainty2017–2019£335k£465k+38.8%1
Pandemic surge2020–2020£330k£330k+0%1
Rate-rise correction2022–2023£525k£358k-31.9%1.5
Current market2024–2024£295k£295k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
4.7%
District
5.3%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
17.9 min walk
Greenford

Nearby stations

Northolt Underground StationCentral
19 min walk
Greenford Underground StationCentral
22 min walk
GreenfordNational Rail
22 min walk
Perivale Underground StationCentral
39 min walk
South Ruislip Underground StationCentral
41 min walk
No bus stops within 400m

23

Walkability score

65

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

8

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)33
Nearest car park499m
Santander docks (800m)0
Nearest cycle dock9.5 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: 14.1 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Syon Park SSSI — 7.7 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

5

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 2.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

7

Restaurants (800m)

0

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

1

Convenience

Nearest supermarketBest Foods Supermarket · 513 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)

260m

Post office

Nearby shops

Tesco Express437 m
K&K Food & Wine500 m
Adil Halal Meat and Fresh Fish601 m
Mleczko607 m

Nearby cafes

Pausa726 m
San Remo Café803 m

Nearby restaurants

Roosters Piri Piri500 m
Fish and Chips502 m
China Gourmet568 m
Blue Orchid Indian Restaurant592 m

Nearby pubs

Hare and Hounds304 m
The Crown1.1 km

Nearby gyms

Greenford Sports Centre395 m
Greenford Tennis Club704 m
PureGym765 m

Nearby pharmacies

Day and Night Pharmacy604 m

Nearby health

Northolt Family Practice420 m
Food hygiene (5-star)49% of 61

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

BOGMAR LIMITED
FERRYMAIS LIMITED
RINX TECH 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

10.8

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,102m
Crossrail 2 route15,831m

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)
13
Development activity
high
Residential apps (800m)
3
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)
10
Largest scheme
50 homes · 301-303 Ruislip Road, 301-303, Ruislip Road, Greenford, UB6 9FL
Pipeline pressure
NONE

Named schemes (500m)

301-303 Ruislip Road, 301-303, Ruislip Road, Greenford, UB6 9FL50 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
25, 25, Ferrymead Drive, Greenford, UB6 9TS2 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 9TP

Full postcodeUB6 9TP
Postcode districtUB6
BoroughLondon Borough of Ealing
WardGreenford Broadway
Latitude51.534856
Longitude-0.368226
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