Ealing Broadway · Ealing · Ealing Central and Acton constituency · 51.51986, -0.32138

W13 8ES— Ealing Broadway, Ealing

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

Strong, well-rated schools nearby

 

Schools 75%Safety 80/100Transport 44/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
80
Schools
73
Transport
44
Environment
44
Investment
31

The bottom line

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

The catch: 47 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

W13 8ES

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 8ES

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

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Postcode Personality

🎓 Good Schools🔒 Very Safe

“Strong, well-rated schools nearby”

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How W13 8ES 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 · 7 min walk

KS2: 104.3

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 14 min walk

P8: +0.65A8: 55.1

75% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 47 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

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

Crime is 47% below London average

Property

2 Jul

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£12,548/m²
Price per ft²£1,166/ft²
Avg floor area147.4 m²

EPC breakdown

D
6%
E
3%

Based on 9 properties · Confidence: low

Street mix

Semi 40%Detached 33%Flat 27%

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£368,500
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

1996–2025 · CAGR

+7.1%

Total change

+638%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.2%

per year

Acceleration

-7.36

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 15 sales

Property Type Mix

Total: 15 sales

Detached33.3%
Semi-detached40%
Flat/maisonette26.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£265k£560k+111.3%1.3
Post-dot-com plateau2002–2004£468k£892k+90.9%1.5
Pre-crash peak2006–2006£188k£188k+0%1
GFC & correction2010–2010£493k£493k+0%2
Help-to-Buy recovery2014–2016£810k£1.13m+38.9%1.5
Brexit uncertainty2017–2017£1.52m£1.52m+0%1
Current market2025–2025£1.96m£1.96m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

22

Walkability score

15

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

4

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)120
Nearest car park585m
Santander docks (800m)0
Nearest cycle dock6.1 km

Nearby car parks

🅿️
Waitrose Parking100 spaces· no
780m

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed482 Mbps
Median download443 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: 10.7 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Syon Park SSSI — 4.9 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 ARGYLE SURGERY

128 ARGYLE ROAD, WEST EALING, W13 8ER

1 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Duke of Kent (600 m)

Nearest supermarketTrustcos · 752 m
7 tennis courts1 sports halls

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)

1.0km

Post office

Nearby shops

Delight Foods568 m
McColl's574 m
Winche598 m
Morgan Off Licence & Grocery641 m

Nearby cafes

Cafe Lemoo631 m
Caffe Terrazza659 m
Waitrose787 m
Cinnamon870 m

Nearby restaurants

Mumbai Ave578 m
Tai Hing Fish Bar636 m
Aroma670 m
Pizza Piccolo748 m

Nearby pubs

Duke of Kent600 m
The Drayton Court642 m
Star And Scorpion998 m
The Castlebar1.0 km

Nearby gyms

West Middlesex Lawn Tennis Club736 m
Trailfinders Sports Club854 m
BSPK Bespoke Fitness990 m
The Gym995 m

Nearby pharmacies

Terry's Pharmacy659 m
West Ealing Pharmacy677 m
Ealing Pharmacy882 m
Boots1.1 km

Nearby health

Medic Plus Clinic (5)654 m
Pitshanger Dental769 m
The Ealing Dental Practice917 m
Clinica Private Healthcare1.0 km
Food hygiene (5-star)57% of 35

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

ADIE FIRST LTD
ELJARO LTD
GEORGIS PROPERTY INVESTMENTS LTD
LYSSARI CONSULTING LTD
ORANGE ESTATES & MARKETING LTD

Investment

Investment grade, yield and market outlook

31

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 months1

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

8/100

Velocity score

Future outlook

51

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,585m
Crossrail 2 route12,178m

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
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
33
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
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)
32
Largest scheme
115 homes · WAITROSE (NO.2), AND ADJOINING SITES OF, WAITROSE (NO.2), AND ADJOINING SITES OF, Alexandria Road, West Ealing, W13
Pipeline pressure
NONE

Named schemes (500m)

10-10A, 10-10A, SUTHERLAND AVENUE, W13 8LE14 homes
completed
Long Acre Court, Argyle Road, London, W13 0DA10 homes
completed
85, 85, Cleveland Road, West Ealing, W13 0HF9 homes
completed
3 Sutherland Road, 3, Sutherland Road, London, W13 0DX9 homes
completed
2, 2, Sutherland Road, West Ealing, W13 0DT8 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 8ES

Full postcodeW13 8ES
Postcode districtW13
BoroughLondon Borough of Ealing
WardEaling Broadway
Latitude51.519861
Longitude-0.321384
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
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Mail
Food Standards
Agency
Ofcom
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Office
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