The bottom line
W13 0AE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.
The catches: 54 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.
Less suited to Car-free commuters.
Check your dealbreakers
Toggle the things that matter to you — see how W13 0AE scores on each.
Toggle a question above to see how W13 0AE meets your needs.
Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for W13 0AE
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Postcode Personality
“The family fortress”
How W13 0AE has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
90
Education score
Primary
Woodlands Academy
Good · Inspected May 2024 · 6 min walk
KS2: 102.7
Secondary
Brentside High School
Not yet inspected · Inspected Apr 2025 · 6 min walk
100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km
Childcare
Childcare
Grove House Nursery School & Children's Centre
Not inspected · 40 min walk
2 primaries · 1 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
60.9 incidents per 1,000 residents
-17% vs borough
Crime by type
Road safety
100
Road safety score
0
Accidents (5yr)
2
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
4
Incidents (5yr)
Nearest station: Ealing Fire Station (G25) · 2.1km
Crime is 6% below London average
Property
18 AprPrices, sales volume and market trends
Property
18 AprPrices, 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.
W13 district median
£744,750
Based on 239 sales from postcodes with sufficient data
Price history
EPC breakdown
Based on 32 properties · Confidence: high
Street mix
LHA rates — Outer West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Market activity
Days to sell
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2001–2024 · CAGR
+3.2%
Total change
+106%
Market Activity
Price Velocity & Acceleration
Current Velocity
+7.7%
per year
Acceleration
-22.73
change in velocity
Market State
Steady growth
Price Distribution
P25: £175k–£200k · P75: £150k–£175k · 19 sales
Property Type Mix
Total: 19 sales
By decade
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Post-dot-com plateau | 2001–2004 | £85k | £138k | +62.4% | 1 |
| Pre-crash peak | 2006–2007 | £137k | £142k | +4% | 1.5 |
| GFC & correction | 2008–2012 | £107k | £142k | +33.3% | 2.5 |
| Help-to-Buy recovery | 2014–2016 | £118k | £220k | +87.2% | 1 |
| Brexit uncertainty | 2017–2017 | £125k | £125k | +0% | 3 |
| Rate-rise correction | 2023–2023 | £163k | £163k | +0% | 1 |
| Current market | 2024–2024 | £176k | £176k | +0% | 2 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+-1.9% alpha
CAGR over 18yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Balanced Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 2
Poor
Nearby stations
22
Walkability score
57
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
7
Car parks (800m)
4
EV chargers (800m)
1
Fast chargers (800m)
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
99%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Syon Park SSSI — 5.9 km
Energy
Ground stability
Geology: SAND AND GRAVEL
Subsidence risk: Low
Shrink-swell: Low
Running sand risk: Medium
Landslide records (2km): 4
Landslide susceptibility: Medium
Insurance risk
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
PERIVALE MEDICAL CLINIC
2-4 CONWAY CRESCENT, PERIVALE, UB6 8HX
11 min walk
76%
Recommend GP
76%
Overall GP experience
1
GPs within 1km
1
Dentists within 1km
4
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
83
Parks (1km)
0
Restaurants (800m)
1
Cafes (800m)
0
Pubs (400m)
0
Pharmacies (800m)
0
Gyms (1km)
12
Sports (1km)
1
Convenience
No restaurants within 800m — nearest: Afendi Restaurant (886 m)
Nightlife (500m)
0
Nightclubs
0
Late-night venues
0
Libraries (1km)
0
Cinemas (2km)
798m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby gyms
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
EHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
28
Investment score
Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.
Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Market activity
Est. days to sell
Velocity score
Future outlook
30.9
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 1/10
Most deprived areas
Index of Multiple Deprivation
Rank: 2,852 nationally
1,888
Est. population
10,970/km²
45%
Employed
35%
Degree educated
£37,300
Median income
13.8%
Claimant rate
40
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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