Ealing Broadway · Ealing · Ealing Central and Acton constituency · 51.51525, -0.32075

W13 8AA— Ealing Broadway, Ealing

Location and area intelligence for W13 8AA, Ealing Broadway, Ealing

The practical family move

 

Schools 75%Safety 83/100Transport 56/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
83
Schools
73
Transport
56
Environment
43
Investment
41

The bottom line

W13 8AA offers low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 47 min to waterloo — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W13 8AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.2% vs London avg
vs London crime-77.0% vs London avg

Deep-dive guides for W13 8AA

🛡️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🎓 Good Schools🔒 Very Safe🍕 Buzzing

“The practical family move”

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How W13 8AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

73

Education score

Good for families
★ Top school within 1km
★

Primary

Drayton Green Primary School

Requires Improvement · Inspected Feb 2024 · 3 min walk

KS2: 104.3

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 13 min walk

P8: +0.65A8: 55.1

75% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Below London average

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 44 min walk

2 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

14.6 incidents per 1,000 residents

Better than 90% of London
↑ Rising 1700.0%

from a low base — still below London average

-80% vs borough

Crime by type

Anti-social behaviour39%
Violence & sexual offences28%
Other17%
Vehicle crime11%
Burglary6%
Drug offences0%
Theft0%
Robbery0%

Stop & search

0.8

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 591m

Crime is 77% below London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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

Sales (24 months)1
New build0.0%
Price per m²£7,231/m²
Price per ft²£672/ft²
Avg floor area60.5 m²

EPC breakdown

B
1%
C
29%
D
39%
E
11%
G
1%

Based on 81 properties · Confidence: high

Street mix

Semi 16%Flat 82%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£151,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,738
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2023 · CAGR

+9.6%

Total change

+1096%

Market Activity

Price Velocity & Acceleration

Current Velocity

+101.0%

per year

Acceleration

+150.69

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 80 sales

Property Type Mix

Total: 80 sales

Semi-detached16.3%
Flat/maisonette83.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£67k£141k+109.7%6.4
Post-dot-com plateau2001–2004£132k£120k-9.1%2.8
Pre-crash peak2005–2007£188k£222k+18.3%5.3
GFC & correction2008–2012£148k£236k+59.3%1.7
Help-to-Buy recovery2013–2016£543k£283k-47.9%2
Brexit uncertainty2017–2019£1.29m£220k-83%1
Pandemic surge2020–2021£245k£795k+224.5%1
Rate-rise correction2022–2023£400k£804k+101%1.5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.5% alpha

Weakest performer

Semi-detached

-46.5% alpha

Flat/maisonette-1.5% α
Local
7.8%
District
9.3%
Semi-detached-46.5% α
Local
-35.2%
District
11.3%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing7
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
West Ealing Rail StationGreat Western Railway line
2.4 min walk
West Ealing

Nearby stations

West Ealing Rail StationGreat Western Railway · Elizabeth line
2 min walk
West EalingNational Rail
2 min walk
Hanwell Rail StationElizabeth line
16 min walk
Ealing Broadway Rail StationElizabeth line · Great Western Railway
16 min walk
Ealing Broadway Underground StationCentral · District
17 min walk
No bus stops within 400m

45

Walkability score

72

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge50 min ↑
Victoria53 min ↑
Waterloo ★47 min
Canary Wharf50 min ↑
City51 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)

13

EV chargers (800m)

Total spaces (800m)303
Nearest car park282m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
Waitrose Parking100 spaces· no
318m
🅿️
Witham Road Car Park20 spaces
473m
🅿️
Arden Road Car Park29 spaces
574m

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 waterLOW
Low
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: 10.7 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 84% of London

Nearest SSSI: Syon Park SSSI — 4.4 km

Energy

Solar: 855 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 yield854.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE CORFTON ROAD SURGERY

WEST EALING PHARMACY, SINCLAIR HOUSE, THE AVENUE, W13 8AG

2 min walk

82%

Recommend GP

82%

Overall GP experience

8

GPs within 1km

9

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

38

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

16

Sports (1km)

7

Convenience

Nearest supermarketCudi Food Centre · 500 m
11 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

1

Libraries (1km)

1

Cinemas (2km)

511m

Post office

Nearby shops

Delight Foods108 m
McColl's111 m
Winche122 m
Morgan Off Licence & Grocery136 m

Nearby cafes

Cafe Lemoo128 m
Caffe Terrazza146 m
Waitrose283 m
Milk & Egg505 m

Nearby restaurants

Mumbai Ave85 m
Tai Hing Fish Bar131 m
Aroma161 m
Lulya Restaurant257 m

Nearby pubs

The Drayton Court151 m
Black George516 m
Star And Scorpion530 m
The Castlebar544 m

Nearby gyms

BSPK Bespoke Fitness476 m
The Gym522 m
West Middlesex Lawn Tennis Club584 m
Energym671 m

Nearby pharmacies

Terry's Pharmacy152 m
West Ealing Pharmacy176 m
Boots569 m
Pyramid Pharmacy684 m

Nearby health

Medic Plus Clinic (5)147 m
The Ealing Dental Practice405 m
Clinica Private Healthcare527 m
Gordon House Surgery705 m
Food hygiene (5-star)48% of 147

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

21ST CENTURY EDUCATION LIMITED
ARGYLE FREEHOLD LIMITED
DANSKI CONSTRUCTION LIMITED
GY PROJECT SERVICES LIMITED
INVENTORS & MAKERS FRANCHISING LIMITED

+3 more

Investment

Investment grade, yield and market outlook

41

Investment score

Moderate

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 moderate.

Avg monthly rent
£1,569London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 74%
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46.2

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,462m
Crossrail 2 route11,901m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,582 nationally

1,230

Est. population

20,228/km²

69%

Employed

50%

Degree educated

£50,900

Median income

5.3%

Claimant rate

Inner cityVery high densityRenters

23

Community stability

Age profile

17%
30%
28%
18%
Under 1817%
18–3430%
35–4928%
50–6418%
65+7%

Tenure

54%
22%
Own outright6%
Own (mortgage)13%
Private rent54%
Social rent22%
Shared ownership5%
Rent free0%

Ethnicity

28%
25%
20%
White British28%
White Other25%
Asian20%
Black10%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine17%
No car household60%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent54%
Social rent22%

vs. London

Income vs London+21.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
40
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
14
Local approval rate
0%
Borough approval rate
24%
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
65
Largest scheme
305 homes · Archer House, Crossbow House, Target House & 1-72, Archer House, Crossbow House, Target House & 1-72, Sherwood Close, West Ealing, W13 9YJ
Pipeline pressure
NONE

Named schemes (500m)

WAITROSE (NO.2), AND ADJOINING SITES OF, WAITROSE (NO.2), AND ADJOINING SITES OF, Alexandria Road, West Ealing, W13115 homes
completed
Sinclair House, Sinclair House, The Avenue, London, W13 8NT108 homes
completed
28-35 Kirchen Road, 28 - 35, Kirchen Road24 homes
completed
51 Drayton Green, 51, Drayton Green21 homes
completed
SITES AT, SITES AT, KIRCHEN ROAD, BAYHAM ROAD, WITHAM ROAD, W1316 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
12.6%
Election year
2026
MP
Dr Rupa Huq (Labour)
MP majority
13,995
Constituency
Ealing Central and Acton

Councillors

Julian GallantConservative
Sean HanrahanConservative
Adam KeenanLib Dems

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Key facts for W13 8AA

Full postcodeW13 8AA
Postcode districtW13
BoroughLondon Borough of Ealing
WardEaling Broadway
Latitude51.515248
Longitude-0.320746
Parliamentary constituencyEaling Central and Acton
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