Ealing Broadway · Ealing · Ealing Central and Acton constituency · 51.51800, -0.31200

W13 8ND— Ealing Broadway, Ealing

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

Strong, well-rated schools nearby

 

Schools 75%Safety 81/100Transport 34/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
60
Safety
81
Schools
95
Transport
34
Environment
42
Investment
33

The bottom line

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

Less suited to Car-free commuters.

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Location

W13 8ND

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.2% vs London avg
vs London crime-54.0% vs London avg

Deep-dive guides for W13 8ND

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How W13 8ND 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 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

29.6 incidents per 1,000 residents

Better than 79% of London
↑ Rising 246.2%

from a low base — still below London average

-60% vs borough

Crime by type

Other22%
Anti-social behaviour16%
Drug offences16%
Burglary16%
Violence & sexual offences16%
Vehicle crime13%
Theft2%
Robbery0%

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) · 671m

Crime is 54% 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£15,915/m²
Price per ft²£1,479/ft²
Avg floor area185.8 m²

EPC breakdown

C
6%
D
4%
E
5%
G
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 45%Terraced 15%Detached 20%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£464,500
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,824
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+682%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.9%

per year

Acceleration

-209.04

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 20 sales

Property Type Mix

Total: 20 sales

Detached20%
Semi-detached45%
Terraced15%
Flat/maisonette20%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£289k£455k+57.4%1.7
Post-dot-com plateau2002–2004£770k£395k-48.7%1
Pre-crash peak2005–2005£750k£750k+0%1
GFC & correction2008–2012£1.50m£550k-63.3%1
Help-to-Buy recovery2014–2016£1.11m£2.00m+80.1%1.3
Brexit uncertainty2018–2019£560k£1.75m+211.6%1
Pandemic surge2021–2021£695k£695k+0%1
Rate-rise correction2022–2022£2.17m£2.17m+0%1
Current market2025–2025£2.26m£2.26m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
West Ealing Rail StationGreat Western Railway line
9.1 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

28

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

9

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)709
Nearest car park487m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
Springbridge Road480 spaces
601m
🅿️
Arden Road Car Park29 spaces
700m
🅿️
Arcadia Centre75 spaces
719m

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

Nearest SSSI: Syon Park SSSI — 4.7 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

10

Dentists within 1km

6

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

11

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Drayton Court (656 m)

Nearest supermarketTian Tian Market · 644 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)

944m

Post office

Nearby shops

Reineta609 m
Delight Foods610 m
McColl's613 m
Winche627 m

Nearby cafes

Yayaka567 m
Kids#1577 m
Mooboo633 m
Loretta643 m

Nearby restaurants

Pasta Remoli591 m
Rayuela619 m
Franco Manca651 m
Mumbai Ave651 m

Nearby pubs

The Drayton Court656 m
The Shanakee737 m
The Castlebar743 m
Prince Arthur761 m

Nearby gyms

Triyoga541 m
Gymbox600 m
The Gym775 m
PureGym901 m

Nearby pharmacies

West Ealing Pharmacy689 m
Savers697 m
Terry's Pharmacy698 m
D L Lewis736 m

Nearby health

Medic Plus Clinic (5)694 m
Luxmedica773 m
Clinica Private Healthcare827 m
The Ealing Dental Practice865 m
Food hygiene (5-star)60% of 53

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

12 & 14 AMHERST ROAD RESIDENTS LIMITED
CHASCO RECRUITMENT LIMITED
FIDUCIO LIMITED
LEAZES ESTATES ANGLERS LIMITED
MOORSIDE BENTHAM LIMITED

Investment

Investment grade, yield and market outlook

33

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 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
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

41.3

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,908m
Crossrail 2 route11,504m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,753 nationally

1,521

Est. population

10,022/km²

65%

Employed

65%

Degree educated

£50,900

Median income

4.1%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

21%
22%
21%
21%
15%
Under 1821%
18–3422%
35–4921%
50–6421%
65+16%

Tenure

31%
28%
34%
Own outright31%
Own (mortgage)28%
Private rent34%
Social rent6%
Shared ownership1%

Ethnicity

42%
24%
17%
White British42%
White Other25%
Asian17%
Black3%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine9%
No car household26%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent34%
Social rent6%

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)
28
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
6
Major developments (800m)
2
Planning apps (12 months)
1
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)
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
54 Gordon Road, Gordon Road, London, W5 2AR9 homes
completed
11 Montpelier Avenue, Montpelier Avenue, London, W5 2XP9 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 8ND

Full postcodeW13 8ND
Postcode districtW13
BoroughLondon Borough of Ealing
WardEaling Broadway
Latitude51.518000
Longitude-0.311997
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