Ealing Broadway · Ealing · Ealing Central and Acton constituency · 51.52053, -0.32085

W13 8EW— Ealing Broadway, Ealing

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

The family fortress

 

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

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
61
Safety
80
Schools
100
Transport
40
Environment
50
Investment
31

The bottom line

W13 8EW 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.

Check your dealbreakers

Toggle the things that matter to you — see how W13 8EW scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how W13 8EW meets your needs.

Location

W13 8EW

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 8EW

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare W13 8EW with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How W13 8EW 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 · 14 min walk

P8: +0.65A8: 55.1

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

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)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.1km

Crime is 47% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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

Sales (24 months)3
New build0.0%
Price per m²£10,458/m²
Price per ft²£972/ft²
Avg floor area119.7 m²

EPC breakdown

C
2%
D
10%
E
8%
F
3%

Based on 23 properties · Confidence: medium

Street mix

Semi 64%Detached 2%Flat 34%

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£299,250
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)
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

1995–2025 · CAGR

+6.1%

Total change

+489%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.3%

per year

Acceleration

+88.54

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £600k–£700k · 53 sales

Property Type Mix

Total: 53 sales

Detached1.9%
Semi-detached64.2%
Flat/maisonette34%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£225k£390k+73.3%2
Post-dot-com plateau2001–2004£518k£415k-19.8%2.5
Pre-crash peak2005–2007£585k£350k-40.2%1.3
GFC & correction2008–2012£760k£958k+26%1.6
Help-to-Buy recovery2013–2016£840k£1.24m+47.3%1.8
Brexit uncertainty2017–2019£1.13m£799k-29%1.5
Pandemic surge2021–2021£1.40m£1.40m+0%1
Rate-rise correction2022–2023£1.62m£1.25m-22.8%1
Current market2024–2025£848k£1.32m+56.3%3

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Weakest performer

Semi-detached

-1.4% alpha

Flat/maisonette-0.5% α
Local
4.6%
District
5.1%
Semi-detached-1.4% α
Local
5%
District
6.4%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
9.4 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
18 min walk
Ealing Broadway Underground StationCentral · District
19 min walk
Hanwell Rail StationElizabeth line
20 min walk
No bus stops within 400m

23

Walkability score

26

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

3

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)20
Nearest car park508m
Santander docks (800m)0
Nearest cycle dock6.1 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: 10.7 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 ARGYLE SURGERY

128 ARGYLE ROAD, WEST EALING, W13 8ER

2 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 · 1.6 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

24

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Duke of Kent (522 m)

Nearest supermarketTrustcos · 669 m
2 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)

1.1km

Post office

Nearby shops

Delight Foods632 m
McColl's639 m
Winche663 m
Co-op Food689 m

Nearby cafes

Cafe Lemoo700 m
Caffe Terrazza733 m
Cinnamon789 m
West Side Cafe and Sandwich Bar793 m

Nearby restaurants

Mumbai Ave646 m
Pizza Piccolo665 m
Lisa's Restaurant677 m
West Kebab681 m

Nearby pubs

Duke of Kent522 m
The Drayton Court708 m
Village Inn885 m
Star And Scorpion1.1 km

Nearby gyms

West Middlesex Lawn Tennis Club814 m
Trailfinders Sports Club828 m
The Gym1.1 km
BSPK Bespoke Fitness1.1 km

Nearby pharmacies

Terry's Pharmacy728 m
West Ealing Pharmacy744 m
Ealing Pharmacy802 m
Boots1.1 km

Nearby health

Pitshanger Dental686 m
Medic Plus Clinic (5)722 m
The Ealing Dental Practice986 m
Clinica Private Healthcare1.1 km
Food hygiene (5-star)54% of 43

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

DATA PROCESSING WEST LIMITED
HALTER MANAGEMENT LTD
IMPACT STRATEGIC PARTNERS LIMITED
JKS SERVICES LIMITED
LEGAL&ADVISE LTD

+6 more

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

52.9

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,562m
Crossrail 2 route12,179m

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)
32
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
0
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)
32
Largest scheme
108 homes · Sinclair House, Sinclair House, The Avenue, London, W13 8NT
Pipeline pressure
NONE

Named schemes (500m)

Long Acre Court, Argyle Road, London, W13 0DA10 homes
completed
3 Sutherland Road, 3, Sutherland Road, London, W13 0DX9 homes
completed
85, 85, Cleveland Road, West Ealing, W13 0HF9 homes
completed
72 The Avenue, 72, The Avenue, London, W13 8LB5 homes
completed
83 The Avenue, 83, The Avenue, London, W13 8JS5 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

Live in W13 8EW? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for W13 8EW.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Ealing with nearby boroughs:

Ealing vs HounslowEaling vs Hammersmith And FulhamEaling vs Brent

Similar postcodes

Frequently asked questions

📍 Track W13 8EW

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for W13 8EW

Full postcodeW13 8EW
Postcode districtW13
BoroughLondon Borough of Ealing
WardEaling Broadway
Latitude51.520528
Longitude-0.320855
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