Property Prices in Greenford
Source: HM Land Registry Price Paid Data — median sold prices over a rolling 12-month window
What Your Budget Buys
Source: HM Land Registry.
Schools in Greenford
🏫 Primary
🏛 Secondary
Data: Ofsted, 2026
Transport & Commute: Greenford
Commute Times
Source: TfL Journey Planner, 2026. All times are station-to-station (boarding to alighting); add 5–10 minutes for walking to your nearest station and waiting.
Crime & Safety in Greenford
Top Concern
Source: Metropolitan Police via data.police.uk · Population: ONS Census 2021 · Updated monthly
The Numbers
Greenford records around 93 crimes per 1,000 residents over the 12 months to April 2026 (data.police.uk) — roughly 26% below the London average. On the PAL Safety score, which places every neighbourhood we cover on a single 0–100 scale, Greenford lands at 72/100, a lower-crime rating that reflects a settled, residential suburb rather than a busy centre. The 12-month trend is Falling (-11.2%), so the direction of travel is a positive too.
What the Data Tells You
The honest read is that Greenford is a genuinely lower-crime area — a Safety score of 72/100, with recorded crime 26% below the London average and a 12-month trend that is Falling (-11.2%). The largest single category is Violence and sexual offences, at around 29% of recorded crime, which is the usual leading category across most of outer London — it is what the data shows for area after area, and it is stated here factually rather than as a warning. Greenford’s overall picture is that of a quiet residential suburb, and the category mix reflects the ordinary shape of recorded crime rather than anything specific to the place.
Street-Level Context
The pattern is quietly residential across most of the area, with what activity there is concentrating around the busier Broadway and the retail parks where footfall is highest. Move out into the interwar residential streets toward Perivale and up toward Horsenden Lane, and the picture is settled and low-incident. The closer you buy to the Broadway and the shops, the more of the everyday high-street texture you take on; the quieter streets a few minutes out feel firmly suburban and calm.
What Residents Say
Residents experience Greenford as a plain, settled, get-on-with-it suburb, and the data backs that up. One local, weighing the area on Reddit, described it as “fine but definitely not an exciting suburb — there’s not so much in terms of restaurants or pubs” — a fair summary of a place that reads calm rather than lively. The practical takeaway for a buyer is ordinary city sense: keep an eye on bags and phones around the Broadway and the retail parks, secure bikes with a proper D-lock near the station, and keep nothing visible in parked cars. None of this is unusual for London, and in Greenford the genuine lower-crime picture — a Safety score of 72/100 — is the headline, not a caveat.
Unlock the Complete Greenford Guide
You’ve seen the headline data. Get the full picture — detailed narratives, council costs, community character, and our editorial verdict.
- 🎓 In-depth school, transport & crime analysis
- 🏛 Council tax & parking costs
- 🏘 Community character & local vibe
- ⭐ Editorial verdict, value assessment & future outlook
- 📦 Moving practicalities
By unlocking, you’re happy for us to email you this guide plus the occasional helpful update from Property Around London. No spam — unsubscribe anytime.
Council Fees in Greenford
Source: London Borough of Ealing, 2026
Greenford Community Character
Source: Google Maps, OS Open Greenspace & editorial research, 2026
Affordable 1930s houses, a direct Central line to Bond Street and a settled, safe feel — a practical Zone 4 family suburb that has held its value.
Greenford is a plain, houses-first outer-London suburb in the London Borough of Ealing (UB6), built around 1930s semi-detached and terraced homes, a direct Central line station and real green space at Horsenden Hill.
Greenford scores 0/100 on the PAL Score — our weighted rating across six core criteria that define what makes a London neighbourhood work for buyers.
How We Score
Each criterion is normalised on a 0–100 scale across every London neighbourhood we cover, so a score describes how Greenford compares with the rest of the city, not an absolute mark.
The Breakdown
| Criterion | Score (/100) | What it means |
|---|---|---|
| Safety | 72 | A lower-crime, settled suburb — recorded crime 26% below the London average, with a 12-month trend that is Falling (-11.2%). |
| Property Price Affordability | 0 | Joint-strongest dimension — a whole house with a garden well below West-London prices; affordability is a core reason to look here. |
| Green Space Access | 0 | Horsenden Hill’s 100 hectares, Perivale Park, Ravenor Park and the canal towpath, though the normalised score reads lower than the offer feels. |
| Transport Connectivity | 0 | A direct Central line to Bond Street in 25 minutes — rare for Zone 4 — though the distance holds the normalised score down. |
| School Quality | 0 | 13 schools, two Outstanding secondaries; strong ratings on the ground, but the normalised score weighs coverage and lands modest. |
| Local Amenities | 38 | A functional Broadway of chains and food shops plus the Westway Cross retail park — everyday rather than a destination. |
Scores use the PAL 0–100 scale, z-score normalised across all London neighbourhoods and displayed as integers. See the PAL Score Architecture for methodology.
What This Means
Safety (72/100) and affordability (0) share the top of Greenford’s card, and both are real: recorded crime sits 26% below the London average with a 12-month trend that is Falling (-11.2%), and the money buys a whole house with a garden rather than a flat. Green space (0) lands lower than Horsenden Hill’s 100 hectares suggest it should, because the normalised measure weights density and access across the built-up streets rather than one large landmark on the edge. Transport (0) reads modest on the number, but the story behind it is Greenford’s best feature — a direct Central line to Bond Street in 25 minutes, which most Zone 4 suburbs cannot offer; the score reflects the distance, not the quality of the link. Schools (0) are stronger on the ground than the figure implies — two Outstanding secondaries is a genuine draw — but the normalised measure weighs coverage and quantity, so the score stays modest. Local amenities (38) reflect a functional high street rather than a smart one. The resulting 0/100 is a Below Average score, and the honest reading is that Greenford is a value-and-safety suburb with a standout Tube link, held back on the numbers by amenities and by scores that do not fully credit its two best real-world features — the direct Central line and the two Outstanding secondaries.
💰 Value Assessment
At an average of N/A and about £552 per square foot (HM Land Registry, June 2026), Greenford is priced for space and a direct Tube rather than a smart postcode, and affordability is a standout — value score 0, joint-highest of its six dimensions. The 6.9% five-year rise is modest but genuine; the −0.2% one-year figure confirms a market that has flattened rather than fallen. Tellingly, Greenford now averages slightly above neighbouring Acton (£496,000) despite being a Zone further out, because Acton has dropped 11.2% over five years while Greenford held — money here buys a house with a garden that has kept its value.
Our Recommendation
Who's Greenford for?
Greenford is likely to suit you if:
- Commute to the West End. Greenford runs direct on the Central line to Bond Street in 25 minutes and Oxford Circus in 27 — a genuine Tube, rare for an outer Zone 4 suburb.
- Want a whole house with a garden for the money. Greenford is a houses-majority suburb of 1930s semis and terraces, and affordability is its joint-strongest dimension — value score 0.
- Have school-age children and want state options. The area has 13 schools, 92% Good or Outstanding, including two Outstanding secondaries — William Perkin CofE High School and The Cardinal Wiseman Catholic School.
- Value a genuinely settled, lower-crime suburb. Greenford’s recorded crime runs 26% below the London average, the 12-month trend is Falling (-11.2%), and the Safety score is 72/100.
- Want real green space on the doorstep. Horsenden Hill’s 100 hectares of meadow and woodland, plus Perivale Park, Ravenor Park and the Grand Union Canal towpath, give proper green edges rather than a token park.
Think twice if you:
- Want a lively evening scene. This is a quiet suburb — a handful of pubs, casual curry houses and an early-closing Broadway — and for a proper night out you take the Central line into town.
- Are banking on capital growth. Greenford is a steady, modest market — up 6.9% over five years and marginally down at −0.2% over the past year (HM Land Registry) — not a fast-appreciating one.
- Want a smart, independent high street. Greenford Broadway is a functional parade — a Tesco Metro, an Iceland and food shops — not a destination; the draw is the houses and the Tube, not the shops.
- Want a detached house. Detached homes are uncommon here at around 4% of stock and barely trade — only about nine sold in a year — so expect a long search; the neighbourhood is semi-detached and terraced 1930s houses.
- Are chasing a fashionable postcode. Greenford is a plain, working West London suburb, and it reads that way — it rewards the practical buyer, not the status one.
The Real Picture
Greenford is a plain, houses-first outer-London suburb that quietly does the practical things well. You get a whole 1930s house with a garden for less than most of West London, a direct Central line to the West End, two Outstanding secondaries, genuinely low crime and real green space in Horsenden Hill — and you accept, in return, a functional high street, quiet evenings and modest price growth. It has held its value while a livelier neighbour like Acton has slipped, and its Tube is the thing that sets it apart from most Zone 4 suburbs. It settles families and commuters happily; it frustrates anyone chasing a buzz, a bargain-turned-quick-profit, or a smart postcode.
Moving to Greenford?
Get our free moving checklist and local tips delivered to your inbox.
No spam. Unsubscribe anytime.