Greenford Broadway · Ealing · Ealing Southall constituency · 51.53411, -0.36557

UB6 9TX— Greenford Broadway, Ealing

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

The family fortress

 

Schools 100%Safety 76/100Transport 15/100Yield 3.82%

Best for: Families, Owner-occupiers

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

Liveability
50
Safety
76
Schools
90
Transport
15
Environment
54
Investment
54

The bottom line

UB6 9TX 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 9TX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-9.3% vs London avg
vs London crime-9.0% vs London avg

Deep-dive guides for UB6 9TX

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

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

“The family fortress”

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How UB6 9TX 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 · 2 min walk

KS2: 106.6

★★

Secondary

Greenford High School

Good · Inspected Feb 2022 · 6 min walk

P8: +0.39A8: 52.5

100% of local schools rated Good or Outstanding · based on 6 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

59.2 incidents per 1,000 residents

Better than 55% of London
↑ Rising 5450.0%

-19% vs borough

Crime by type

Violence & sexual offences26%
Other22%
Anti-social behaviour18%
Burglary14%
Vehicle crime13%
Drug offences6%
Theft1%
Robbery1%

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) · 2.3km

Crime is 9% below London average

Property

Prices, sales volume and market trends

Avg floor area68.3 m²

EPC breakdown

B
1%
C
13%
D
23%
E
4%

Based on 41 properties · Confidence: high

Street mix

Semi 12%Terraced 84%Flat 2%Other 2%

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£170,750
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
WallsSolid brick, as built, no insulation (assumed)
Roof(other premises above)
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

1997–2024 · CAGR

+7%

Total change

+525%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.9%

per year

Acceleration

+11.86

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 42 sales

Property Type Mix

Total: 42 sales

Semi-detached11.9%
Terraced85.7%
Flat/maisonette2.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£108k£154k+42.4%2.7
Post-dot-com plateau2001–2004£162k£225k+38.9%2
Pre-crash peak2005–2007£234k£260k+11.1%2
GFC & correction2008–2011£325k£323k-0.8%1
Help-to-Buy recovery2013–2016£285k£458k+60.5%2
Brexit uncertainty2017–2019£480k£500k+4.2%1.5
Pandemic surge2020–2021£422k£453k+7.3%1
Rate-rise correction2022–2023£560k£583k+4%1.5
Current market2024–2024£675k£675k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.3% alpha

Terraced-0.3% α
Local
6.7%
District
7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
19 min walk
Greenford

Nearby stations

Northolt Underground StationCentral
20 min walk
Greenford Underground StationCentral
21 min walk
GreenfordNational Rail
21 min walk
Perivale Underground StationCentral
37 min walk
Hanwell Rail StationElizabeth line
39 min walk
No bus stops within 400m

20

Walkability score

14

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

6

Car parks (800m)

2

EV chargers (800m)

Nearest car park656m
Santander docks (800m)0
Nearest cycle dock9.3 km

Connectivity

Broadband and mobile coverage

96%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download456 Mbps
Superfast coverage96%
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.9 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 70%
More green space than 92% 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

4 min walk

73%

Recommend GP

73%

Overall GP experience

5

GPs within 1km

1

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

44

Parks (1km)

3

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketBest Foods Supermarket · 569 m
11 tennis courts2 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)

241m

Post office

Nearby shops

K&K Food & Wine346 m
Mleczko450 m
Tesco Express532 m
Adil Halal Meat and Fresh Fish644 m

Nearby cafes

Pausa677 m

Nearby restaurants

Fish and Chips350 m
Chicken City450 m
Roosters Piri Piri558 m
China Gourmet615 m

Nearby pubs

Hare and Hounds271 m

Nearby gyms

Greenford Sports Centre410 m
Greenford Tennis Club504 m
PureGym859 m

Nearby pharmacies

Day and Night Pharmacy446 m

Nearby health

Northolt Family Practice563 m
Mansell Road Practice1.0 km
Food hygiene (5-star)56% of 41

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

COFFEE BEANS HAVEN LTD
HANDASA SOLUTIONS LTD
JSM FURNITURE LTD
JULIANNE CASSIDY ARCHITECTURE LIMITED
KONASH LTD

+3 more

Investment

Investment grade, yield and market outlook

54

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

16.8

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,904m
Crossrail 2 route15,629m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,904 nationally

1,874

Est. population

12,714/km²

59%

Employed

35%

Degree educated

£38,100

Median income

6.0%

Claimant rate

Inner cityHigh densityEstablished mixed

48

Community stability

Age profile

26%
18%
25%
17%
14%
Under 1826%
18–3418%
35–4925%
50–6417%
65+14%

Tenure

29%
34%
27%
Own outright29%
Own (mortgage)34%
Private rent27%
Social rent9%
Shared ownership1%
Rent free1%

Ethnicity

19%
19%
31%
15%
White British19%
White Other19%
Asian31%
Black9%
Mixed6%
Other15%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine23%
No car household26%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent27%
Social rent9%

vs. London

Income vs London-9.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
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
50 homes · 301-303 Ruislip Road, 301-303, Ruislip Road, Greenford, UB6 9FL
Pipeline pressure
NONE

Named schemes (500m)

461-463, 461-463, Allenby Road, Southall, UB1 2HG6 homes
completed
72, 72, Ferrymead Avenue, Greenford, UB6 9TL5 homes
completed
94 Ferrymead Avenue, 94, Ferrymead Avenue, Greenford, UB6 9TN5 homes
completed
69 Ferrymead Avenue, 69, Ferrymead Avenue, Greenford, UB6 9TL4 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 9TX

Full postcodeUB6 9TX
Postcode districtUB6
BoroughLondon Borough of Ealing
WardGreenford Broadway
Latitude51.534109
Longitude-0.365571
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