Ealing Broadway · Ealing · Ealing Central and Acton constituency · 51.51767, -0.31174

W13 8LU— Ealing Broadway, Ealing

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

The practical family move

 

Schools 67%Safety 77/100Transport 47/100Low yield 2.53%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
63
Safety
77
Schools
95
Transport
47
Environment
42
Investment
53

The bottom line

W13 8LU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how W13 8LU 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 8LU meets your needs.

Location

W13 8LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.2% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for W13 8LU

🛡️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 8LU with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

Share:WhatsAppShare on X

How W13 8LU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Christ the Saviour Church of England Primary School

Good · Inspected Nov 2023 · 8 min walk

KS2: 108.3

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 16 min walk

P8: +1.41A8: 67.1

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 · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.5 incidents per 1,000 residents

Better than 59% of London
↑ Rising 194.1%

-26% vs borough

Crime by type

Other24%
Violence & sexual offences22%
Burglary19%
Anti-social behaviour17%
Vehicle crime10%
Drug offences6%
Theft2%
Robbery0%

Stop & search

0.6

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)

1

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 640m

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area164.8 m²

EPC breakdown

C
1%
D
2%
E
5%

Based on 8 properties · Confidence: low

Street mix

Semi 87%Terraced 7%Flat 7%

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£412,000
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 DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.9%

Total change

+594%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.3%

per year

Acceleration

-7.86

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached86.7%
Terraced6.7%
Flat/maisonette6.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£255k£495k+94.1%1
Post-dot-com plateau2003–2004£655k£745k+13.7%1
Pre-crash peak2007–2007£1.20m£1.20m+0%1
GFC & correction2009–2012£888k£1.22m+36.9%2.5
Help-to-Buy recovery2014–2016£200k£1.65m+725%1
Pandemic surge2021–2021£1.77m£1.77m+0%1
Current market2024–2024£1.77m£1.77m+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+2.1% alpha

Semi-detached+2.1% α
Local
11%
District
8.9%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Below London average
West Ealing Rail StationGreat Western Railway line
8.9 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
10 min walk
Ealing Broadway Underground StationCentral · District
10 min walk
North Ealing Underground StationPiccadilly
20 min walk
No bus stops within 400m

31

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge48 min ↑
Victoria51 min ↑
Waterloo ★44 min
Canary Wharf47 min ↑
City48 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

10

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)709
Nearest car park447m
Santander docks (800m)0
Nearest cycle dock5.4 km

Nearby car parks

🅿️
Springbridge Road480 spaces
563m
🅿️
Arden Road Car Park29 spaces
670m
🅿️
Arcadia Centre75 spaces
682m

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: 10.0 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 61%
Less green space than 88% of London

Nearest SSSI: Syon Park SSSI — 4.6 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 AVENUE SURGERY

102 THE AVENUE, WEST EALING, W13 8LA

6 min walk

82%

Recommend GP

82%

Overall GP experience

7

GPs within 1km

9

Dentists within 1km

6

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

21

Restaurants (800m)

7

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Drayton Court (648 m)

Nearest supermarketTian Tian Market · 605 m
3 tennis courts1 swimming pools

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)

841m

Post office

Nearby shops

Reineta570 m
Delight Foods606 m
McColl's608 m
Winche621 m

Nearby cafes

Yayaka527 m
Kids#1536 m
Mooboo593 m
Loretta607 m

Nearby restaurants

Pasta Remoli551 m
Rayuela579 m
Franco Manca610 m
Las Iguanas620 m

Nearby pubs

The Drayton Court648 m
The Shanakee704 m
The Castlebar715 m
Prince Arthur732 m

Nearby gyms

Triyoga500 m
Gymbox561 m
The Gym748 m
PureGym862 m

Nearby pharmacies

Savers657 m
West Ealing Pharmacy680 m
Terry's Pharmacy690 m
D L Lewis707 m

Nearby health

Medic Plus Clinic (5)687 m
Luxmedica734 m
Clinica Private Healthcare802 m
The Ealing Dental Practice847 m
Food hygiene (5-star)59% of 78

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

DCR LTD
GASTROHEP LIMITED
IJF LTD
KFJ LTD

Investment

Investment grade, yield and market outlook

53

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

35.7

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,884m
Crossrail 2 route11,471m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,171 nationally

1,834

Est. population

7,190/km²

71%

Employed

64%

Degree educated

£50,900

Median income

3.6%

Claimant rate

Urban coreHigh densityYoung professionals

30

Community stability

Age profile

15%
33%
25%
15%
Under 1815%
18–3433%
35–4925%
50–6415%
65+12%

Tenure

20%
18%
54%
Own outright20%
Own (mortgage)18%
Private rent54%
Social rent8%
Shared ownership1%
Rent free0%

Ethnicity

30%
34%
17%
White British30%
White Other34%
Asian17%
Black3%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine12%
No car household47%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent54%
Social rent8%

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)
26
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
6
Major developments (800m)
2
Planning apps (12 months)
1
Planning apps (3 years)
16
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)
33
Largest scheme
697 homes · LAND AT DICKENS YARD & CHURCH 2-12, LAND AT DICKENS YARD & CHURCH 2-12, NEW BROADWAY, Ealing, W5 2XA
Pipeline pressure
NONE

Named schemes (500m)

Amherst Lodge, 47, Amherst Lodge, 47, Amherst Road, West Ealing, W13 8LX13 homes
completed
93 Gordon Road, Gordon Road, London, W5 2AL10 homes
completed
14 Carlton Road, 14, Carlton Road, London, W5 2AW10 homes
completed
87 Gordon Road, 87, Gordon Road, London, W5 2AL9 homes
completed
47, 47, Amherst Road, West Ealing, W13 8LX9 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 8LU? 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 8LU.
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 8LU

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

No spam. Unsubscribe anytime.

Key facts for W13 8LU

Full postcodeW13 8LU
Postcode districtW13
BoroughLondon Borough of Ealing
WardEaling Broadway
Latitude51.517673
Longitude-0.311736
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