Ealing Broadway · Ealing · Ealing Central and Acton constituency · 51.51487, -0.31871

W13 8PL— Ealing Broadway, Ealing

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

Strong, well-rated schools nearby

 

Schools 75%Safety 83/100Transport 53/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
64
Safety
83
Schools
73
Transport
53
Environment
43
Investment
36

The bottom line

W13 8PL offers low crime and fast broadband — a strong choice for Families.

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Location

W13 8PL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.2% vs London avg
vs London crime-77.0% vs London avg

Deep-dive guides for W13 8PL

🛡️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🍕 Buzzing

“Strong, well-rated schools nearby”

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How W13 8PL 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 · 5 min walk

KS2: 104.3

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 15 min walk

P8: +0.65A8: 55.1

75% of local schools rated Good or Outstanding · based on 13 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

14.6 incidents per 1,000 residents

Better than 90% of London
↑ Rising 1700.0%

from a low base — still below London average

-80% vs borough

Crime by type

Anti-social behaviour39%
Violence & sexual offences28%
Other17%
Vehicle crime11%
Burglary6%
Drug offences0%
Theft0%
Robbery0%

Stop & search

0.8

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) · 455m

Crime is 77% 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£16,925/m²
Price per ft²£1,572/ft²
Avg floor area68.8 m²

EPC breakdown

C
1%
D
9%
E
3%

Based on 13 properties · Confidence: medium

Street mix

Terraced 50%Flat 38%Other 13%

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£172,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,738
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2024 · CAGR

+8.4%

Total change

+444%

Market Activity

Price Velocity & Acceleration

Current Velocity

+29.0%

per year

Acceleration

-366.97

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 7 sales

Property Type Mix

Total: 7 sales

Terraced57.1%
Flat/maisonette42.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2004£220k£440k+99.6%1.5
GFC & correction2010–2010£480k£480k+0%1
Brexit uncertainty2019–2019£188k£188k+0%1
Rate-rise correction2022–2022£930k£930k+0%1
Current market2024–2024£1.20m£1.20m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Trend Position10

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
2.2 min walk
West Ealing

Nearby stations

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

48

Walkability score

100

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)

13

EV chargers (800m)

Total spaces (800m)303
Nearest car park205m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Waitrose Parking100 spaces· no
394m
🅿️
Arden Road Car Park29 spaces
443m
🅿️
Witham Road Car Park20 spaces
489m

Connectivity

Broadband and mobile coverage

100%

Full fibre

85%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed438 Mbps
Median download423 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: 10.5 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 61%
Below average green space

Nearest SSSI: Syon Park SSSI — 4.4 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 CORFTON ROAD SURGERY

WEST EALING PHARMACY, SINCLAIR HOUSE, THE AVENUE, W13 8AG

2 min walk

82%

Recommend GP

82%

Overall GP experience

8

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

38

Restaurants (800m)

12

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

7

Convenience

Nearest supermarketHyper Marché · 419 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

428m

Post office

Nearby shops

McColl's38 m
Delight Foods39 m
Winche45 m
Morgan Off Licence & Grocery106 m

Nearby cafes

Cafe Lemoo98 m
Caffe Terrazza186 m
Waitrose316 m
Caspian Sandwich Bar436 m

Nearby restaurants

Mumbai Ave76 m
Tai Hing Fish Bar103 m
Aroma131 m
Lulya Restaurant203 m

Nearby pubs

The Drayton Court80 m
Star And Scorpion416 m
The Castlebar423 m
Black George428 m

Nearby gyms

The Gym411 m
BSPK Bespoke Fitness426 m
Energym720 m
Anytime Fitness727 m

Nearby pharmacies

Terry's Pharmacy119 m
West Ealing Pharmacy119 m
Boots595 m
Mattock Lane Pharmacy609 m

Nearby health

Medic Plus Clinic (5)115 m
The Ealing Dental Practice354 m
Clinica Private Healthcare429 m
Gordon House Surgery600 m
Food hygiene (5-star)48% of 139

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

36

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

44.8

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,317m
Crossrail 2 route11,757m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,582 nationally

1,230

Est. population

20,228/km²

69%

Employed

50%

Degree educated

£50,900

Median income

5.3%

Claimant rate

SuburbanVery high densityRenters

23

Community stability

Age profile

17%
30%
28%
18%
Under 1817%
18–3430%
35–4928%
50–6418%
65+7%

Tenure

54%
22%
Own outright6%
Own (mortgage)13%
Private rent54%
Social rent22%
Shared ownership5%
Rent free0%

Ethnicity

28%
25%
20%
White British28%
White Other25%
Asian20%
Black10%
Mixed8%
Other10%

Employment & lifestyle

Managerial / professional40%
Routine / semi-routine17%
No car household60%
Unemployed6%
No qualifications15%

Housing tenure (Census 2021)

Private rent54%
Social rent22%

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)
39
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
7
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
65
Largest scheme
305 homes · Archer House, Crossbow House, Target House & 1-72, Archer House, Crossbow House, Target House & 1-72, Sherwood Close, West Ealing, W13 9YJ
Pipeline pressure
NONE

Named schemes (500m)

Daniels Department Store, Daniel Department Store-96, Uxbridge Road137 homes
completed
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
CRAIG HOUSE, CRAIG HOUSE, UXBRIDGE ROAD, W1358 homes
completed
Former Cinema Site, Ex-Gosai Cinema, Northfield Avenue, London, W13 9RH34 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 8PL

Full postcodeW13 8PL
Postcode districtW13
BoroughLondon Borough of Ealing
WardEaling Broadway
Latitude51.514868
Longitude-0.318714
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