Ealing Broadway · Ealing · Ealing Central and Acton constituency · 51.51642, -0.31750

W13 8PE— Ealing Broadway, Ealing

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

Strong, well-rated schools nearby

 

Schools 75%Safety 81/100Transport 51/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
81
Schools
73
Transport
51
Environment
42
Investment
33

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

W13 8PE

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 8PE

🛡️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 8PE 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 · 16 min walk

P8: +0.65A8: 55.1

75% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Below London average

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 42 min walk

3 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 543m

Crime is 54% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£12,613/m²
Price per ft²£1,172/ft²
Avg floor area102.5 m²

EPC breakdown

C
5%
D
8%
E
5%
F
2%

Based on 20 properties · Confidence: medium

Street mix

Semi 44%Terraced 27%Flat 29%

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£256,250
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 FAnnual charge £2,824
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.5%

Total change

+556%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.1%

per year

Acceleration

+20.12

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached44.1%
Terraced26.5%
Flat/maisonette29.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£195k£357k+83.3%2.3
Post-dot-com plateau2001–2004£446k£500k+12.2%1.7
Pre-crash peak2006–2006£535k£535k+0%1
GFC & correction2009–2011£495k£500k+1%1.3
Help-to-Buy recovery2014–2016£935k£1.00m+7%1
Brexit uncertainty2018–2018£900k£900k+0%1
Pandemic surge2020–2021£1.00m£1.11m+10.9%1.5
Rate-rise correction2022–2022£1.47m£1.47m+0%1
Current market2024–2025£1.23m£1.28m+4.1%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+14.7% alpha

Weakest performer

Semi-detached

-0.1% alpha

Flat/maisonette+14.7% α
Local
42.7%
District
28%
Semi-detached-0.1% α
Local
6.5%
District
6.6%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume53
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

34

Walkability score

37

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

8

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)303
Nearest car park388m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
Arden Road Car Park29 spaces
546m
🅿️
Waitrose Parking100 spaces· no
567m
🅿️
Witham Road Car Park20 spaces
681m

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: 10.4 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 90% of London

Nearest SSSI: Syon Park SSSI — 4.5 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

3 min walk

82%

Recommend GP

82%

Overall GP experience

7

GPs within 1km

8

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

28

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

5

Sports (1km)

5

Convenience

Nearest supermarketHyper Marché · 598 m
3 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

595m

Post office

Nearby shops

Delight Foods207 m
McColl's212 m
Winche232 m
Morgan Off Licence & Grocery295 m

Nearby cafes

Cafe Lemoo285 m
Caffe Terrazza365 m
Waitrose503 m
Caspian Sandwich Bar576 m

Nearby restaurants

Mumbai Ave244 m
Tai Hing Fish Bar291 m
Aroma322 m
Lulya Restaurant393 m

Nearby pubs

The Drayton Court272 m
The Castlebar549 m
Star And Scorpion552 m
O'Briens576 m

Nearby gyms

The Gym552 m
BSPK Bespoke Fitness611 m
Triyoga730 m
Energym906 m

Nearby pharmacies

Terry's Pharmacy310 m
West Ealing Pharmacy311 m
Mattock Lane Pharmacy768 m
Boots786 m

Nearby health

Medic Plus Clinic (5)305 m
The Ealing Dental Practice539 m
Clinica Private Healthcare584 m
Gordon House Surgery740 m
Food hygiene (5-star)45% of 92

Business

Local businesses registered here

Active businesses
3
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

JUST STAY HOME LIMITED
PMIQ LONDON LTD
SYED HAMID CHARITABLE TRUST

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 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 score22/100
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

58.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,258m
Crossrail 2 route11,762m

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)
32
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
18
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
55
Largest scheme
137 homes · Daniels Department Store, Daniel Department Store-96, Uxbridge Road
Pipeline pressure
NONE

Named schemes (500m)

WAITROSE (NO.2), AND ADJOINING SITES OF, WAITROSE (NO.2), AND ADJOINING SITES OF, Alexandria Road, West Ealing, W13115 homes
completed
Sinclair House, Sinclair House, The Avenue, London, W13 8NT108 homes
completed
1, 1, ALEXANDRIA ROAD, W1314 homes
completed
Amherst Lodge, 47, Amherst Lodge, 47, Amherst Road, West Ealing, W13 8LX13 homes
completed
93 Gordon Road, Gordon Road, London, W5 2AL10 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 8PE

Full postcodeW13 8PE
Postcode districtW13
BoroughLondon Borough of Ealing
WardEaling Broadway
Latitude51.516425
Longitude-0.317504
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