Ealing Broadway · Ealing · Ealing Central and Acton constituency · 51.52068, -0.31955

W13 8AP— Ealing Broadway, Ealing

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

The family fortress

 

Schools 75%Safety 80/100Transport 40/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
61
Safety
80
Schools
100
Transport
40
Environment
50
Investment
30

The bottom line

W13 8AP 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: 53 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

W13 8AP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.2% vs London avg
vs London crime-47.0% vs London avg

Deep-dive guides for W13 8AP

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How W13 8AP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

North Ealing Primary School

Not yet inspected · 8 min walk

KS2: 108.6

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 16 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 · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

34.6 incidents per 1,000 residents

Better than 75% of London
↑ Rising 315.4%

from a low base — still below London average

-53% vs borough

Crime by type

Drug offences24%
Violence & sexual offences24%
Anti-social behaviour15%
Other13%
Vehicle crime13%
Burglary11%
Theft0%
Robbery0%

Stop & search

1.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.0km

Crime is 47% below London average

Property

20 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£15,242/m²
Price per ft²£1,416/ft²
Avg floor area182.3 m²

EPC breakdown

B
1%
C
1%
D
7%
E
2%
F
2%

Based on 13 properties · Confidence: medium

Street mix

Semi 10%Detached 70%Flat 20%

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£455,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £3,258
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+7.4%

Total change

+630%

Market Activity

Price Velocity & Acceleration

Current Velocity

-4.2%

per year

Acceleration

+4.23

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 20 sales

Property Type Mix

Total: 20 sales

Detached70%
Semi-detached10%
Flat/maisonette20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£315k£485k+54%1
Post-dot-com plateau2002–2003£862k£919k+6.6%3
Pre-crash peak2006–2006£209k£209k+0%1
GFC & correction2010–2011£210k£1.27m+504.8%2
Help-to-Buy recovery2013–2013£1.59m£1.59m+0%2
Brexit uncertainty2018–2018£1.25m£1.25m+0%2
Pandemic surge2021–2021£2.62m£2.62m+0%1
Rate-rise correction2023–2023£2.40m£2.40m+0%1
Current market2024–2024£2.30m£2.30m+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0.7% alpha

Detached+0.7% α
Local
5.7%
District
5%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

23

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria57 min ↑
Waterloo ★53 min
Canary Wharf56 min ↑
City57 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

2

Car parks (800m)

10

EV chargers (800m)

Nearest car park491m
Santander docks (800m)0
Nearest cycle dock6.0 km

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 waterNONE
No assessed surface water flood risk
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 AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Syon Park SSSI — 5.0 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): 3

Landslide susceptibility: Medium

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 AVENUE SURGERY

102 THE AVENUE, WEST EALING, W13 8LA

3 min walk

82%

Recommend GP

82%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Duke of Kent (505 m)

Nearest supermarketTrustcos · 614 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

795m

Post office

Nearby shops

Co-op Food627 m
Delight Foods640 m
Pitshanger Village Bakery643 m
McColl's646 m

Nearby cafes

Cafe Lemoo712 m
Cinnamon724 m
West Side Cafe and Sandwich Bar728 m
Caffe Terrazza756 m

Nearby restaurants

Pizza Piccolo610 m
Lisa's Restaurant621 m
West Kebab624 m
Samarat632 m

Nearby pubs

Duke of Kent505 m
The Drayton Court717 m
Village Inn815 m
The Castlebar1.0 km

Nearby gyms

West Middlesex Lawn Tennis Club892 m
The Gym1.0 km
BSPK Bespoke Fitness1.1 km

Nearby pharmacies

Ealing Pharmacy733 m
Terry's Pharmacy741 m
West Ealing Pharmacy755 m
Boots1.2 km

Nearby health

Pitshanger Dental629 m
Medic Plus Clinic (5)735 m
The Ealing Dental Practice998 m
Clinica Private Healthcare1.1 km
Food hygiene (5-star)45% of 47

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

ALTAS STANDART LTD
FRIGHT HOUSE FILMS LIMITED

Investment

Investment grade, yield and market outlook

30

Investment score

Weak

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

49.5

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,476m
Crossrail 2 route12,107m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,769 nationally

1,560

Est. population

8,802/km²

63%

Employed

69%

Degree educated

£50,900

Median income

4.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

50

Community stability

Age profile

21%
18%
20%
25%
17%
Under 1821%
18–3418%
35–4920%
50–6425%
65+17%

Tenure

38%
32%
26%
Own outright38%
Own (mortgage)32%
Private rent26%
Social rent3%
Shared ownership0%

Ethnicity

56%
18%
White British56%
White Other18%
Asian12%
Black3%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional59%
Routine / semi-routine7%
No car household21%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent26%
Social rent3%

vs. London

Income vs London+21.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
32
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
19
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
31
Largest scheme
108 homes · Sinclair House, Sinclair House, The Avenue, London, W13 8NT
Pipeline pressure
NONE

Named schemes (500m)

72 The Avenue, 72, The Avenue, London, W13 8LB5 homes
completed
83 The Avenue, 83, The Avenue, London, W13 8JS5 homes
completed
5, 5, Colebrooke Avenue, West Ealing, W13 8JZ4 homes
completed
31, 31, Eggerton Gardens, Ealing, W13 8HG3 homes
completed
60, 60, The Avenue, London, W13 8LS3 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 8AP

Full postcodeW13 8AP
Postcode districtW13
BoroughLondon Borough of Ealing
WardEaling Broadway
Latitude51.520680
Longitude-0.319552
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
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