Ealing Broadway · Ealing · Ealing Central and Acton constituency · 51.51434, -0.32026

W13 8AB— Ealing Broadway, Ealing

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

The practical family move

 

Schools 75%Safety 83/100Transport 58/100Low yield 2.53%⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
67
Safety
83
Schools
100
Transport
58
Environment
43
Investment
51

The bottom line

W13 8AB offers exceptional schools (100% Good/Outstanding), 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 8AB

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 8AB

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

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“The practical family move”

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How W13 8AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St John's Primary School

Outstanding · Inspected May 2024 · 5 min walk

KS2: 108.3

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 14 min walk

P8: +0.65A8: 55.1

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 43 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

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 507m

Crime is 77% below London average

Property

Prices, sales volume and market trends

Avg floor area49.3 m²

EPC breakdown

C
13%
D
9%
E
1%

Based on 23 properties · Confidence: medium

Street mix

Flat 100%

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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£123,250
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1998–2014 · CAGR

+5.4%

Total change

+132%

Market Activity

Price Velocity & Acceleration

Current Velocity

+1.9%

per year

Acceleration

+3.65

change in velocity

Market State

Recovery

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£95k£95k+0%1
Post-dot-com plateau2002–2004£168k£216k+29%1
Pre-crash peak2006–2007£220k£216k-1.8%1
Help-to-Buy recovery2014–2014£220k£220k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Trend Position100

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
1.1 min walk
West Ealing

Nearby stations

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

54

Walkability score

116

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)

14

EV chargers (800m)

Total spaces (800m)303
Nearest car park179m
Santander docks (800m)0
Nearest cycle dock6.0 km

Nearby car parks

🅿️
Waitrose Parking100 spaces· no
272m
🅿️
Witham Road Car Park20 spaces
388m
🅿️
Arden Road Car Park29 spaces
486m

Connectivity

Broadband and mobile coverage

100%

Full fibre

91%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed464 Mbps
Median download435 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 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: 10.6 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Less green space than 76% of London

Nearest SSSI: Syon Park SSSI — 4.3 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

1 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 · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

39

Restaurants (800m)

13

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

4

Gyms (1km)

13

Sports (1km)

7

Convenience

Nearest supermarketHyper Marché · 374 m
8 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)

406m

Post office

Nearby shops

Morgan Off Licence & Grocery38 m
West Ealing Newsagency53 m
Fair Food & Wine71 m
The Manors Food & Wine75 m

Nearby cafes

Cafe Lemoo36 m
Caffe Terrazza65 m
Waitrose203 m
Milk & Egg399 m

Nearby restaurants

Tai Hing Fish Bar34 m
Aroma56 m
Mumbai Ave57 m
Lulya Restaurant150 m

Nearby pubs

The Drayton Court69 m
Black George411 m
Star And Scorpion432 m
The Castlebar449 m

Nearby gyms

BSPK Bespoke Fitness371 m
The Gym423 m
Energym606 m
Anytime Fitness617 m

Nearby pharmacies

Terry's Pharmacy49 m
West Ealing Pharmacy76 m
Boots490 m
Mattock Lane Pharmacy589 m

Nearby health

Medic Plus Clinic (5)45 m
The Ealing Dental Practice299 m
Clinica Private Healthcare424 m
Gordon House Surgery603 m
Food hygiene (5-star)49% of 151

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

51

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 low.

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

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

35

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,415m
Crossrail 2 route11,825m

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)
4
Live planning apps (800m)
39
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (12 months)
3
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
CRAIG HOUSE, CRAIG HOUSE, UXBRIDGE ROAD, W1358 homes
completed
Former Cinema Site, Ex-Gosai Cinema, Northfield Avenue, London, W13 9RH34 homes
completed
28-35 Kirchen Road, 28 - 35, Kirchen Road24 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 8AB

Full postcodeW13 8AB
Postcode districtW13
BoroughLondon Borough of Ealing
WardEaling Broadway
Latitude51.514342
Longitude-0.320261
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
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TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
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Agency
Ofcom
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Office
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