Ealing Broadway · Ealing · Ealing Central and Acton constituency · 51.51481, -0.31648

W13 8PR— Ealing Broadway, Ealing

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

The practical family move

 

Schools 75%Safety 77/100Transport 66/100Low yield 2.53%⚠ Knotweed sites nearby

Best for: Families, Young professionals

Compare areas

Strong, well-rated schools set this area apart

Liveability
68
Safety
77
Schools
100
Transport
66
Environment
42
Investment
53

The bottom line

W13 8PR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Young professionals who can accept its trade-offs.

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

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Location

W13 8PR

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 8PR

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How W13 8PR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

St John's Primary School

Outstanding · Inspected May 2024 · 8 min walk

KS2: 108.3

—

Secondary

Ealing Fields Church of England High School

Not yet inspected · 26 min walk

P8: +1.34A8: 66.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 40 min walk

3 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 352m

Crime is 16% below London average

Property

Prices, sales volume and market trends

Avg floor area84.5 m²

EPC breakdown

B
1%
C
10%
D
8%
E
5%

Based on 24 properties · Confidence: medium

Street mix

Detached 5%Flat 92%Other 3%

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£211,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,955
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2020 · CAGR

+7.3%

Total change

+479%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.8%

per year

Acceleration

-11.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 36 sales

Property Type Mix

Total: 36 sales

Detached5.6%
Flat/maisonette94.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£171k+140.8%1.6
Post-dot-com plateau2001–2004£180k£235k+30.6%2.5
Pre-crash peak2005–2007£220k£286k+30%2.7
GFC & correction2008–2012£230k£1.32m+477.3%1.2
Help-to-Buy recovery2013–2016£285k£561k+96.8%1.5
Brexit uncertainty2017–2017£513k£513k+0%1
Pandemic surge2020–2020£411k£411k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
8%
District
8.6%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 76% of London
West Ealing Rail StationGreat Western Railway line
3.5 min walk
West Ealing

Nearby stations

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

45

Walkability score

51

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)

13

EV chargers (800m)

Total spaces (800m)763
Nearest car park254m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Arden Road Car Park29 spaces
353m
🅿️
Waitrose Parking100 spaces· no
529m
🅿️
Witham Road Car Park20 spaces
581m
🅿️
Springbridge Road480 spaces
764m

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
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: 49%
Less green space than 91% of London

Nearest SSSI: Syon Park SSSI — 4.3 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

3 min walk

82%

Recommend GP

82%

Overall GP experience

8

GPs within 1km

8

Dentists within 1km

4

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

31

Restaurants (800m)

7

Cafes (800m)

4

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

7

Convenience

Nearest supermarketHyper Marché · 442 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

423m

Post office

Nearby shops

McColl's193 m
Winche194 m
Delight Foods194 m
Morgan Off Licence & Grocery239 m

Nearby cafes

Cafe Lemoo235 m
Caffe Terrazza325 m
Caspian Sandwich Bar388 m
Waitrose433 m

Nearby restaurants

Mumbai Ave230 m
Tai Hing Fish Bar239 m
Aroma253 m
Lulya Restaurant279 m

Nearby pubs

The Drayton Court204 m
The Castlebar357 m
Star And Scorpion363 m
O'Briens386 m

Nearby gyms

The Gym365 m
BSPK Bespoke Fitness463 m
Triyoga611 m
Gymbox731 m

Nearby pharmacies

West Ealing Pharmacy229 m
Terry's Pharmacy245 m
Mattock Lane Pharmacy586 m
Boots688 m

Nearby health

Medic Plus Clinic (5)243 m
The Ealing Dental Practice397 m
Clinica Private Healthcare402 m
Gordon House Surgery550 m
Food hygiene (5-star)50% of 113

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

EASIGIFTING LTD
HABERMANN INTERIORS LTD
THRONE ROOM GRACE MISSIONS
WEST IP LIMITED

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 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

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

47.4

Price growth score

C
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,162m
Crossrail 2 route11,616m

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)
5
Live planning apps (800m)
31
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
22
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)
63
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
46-50, 46-50, UXBRIDGE ROAD, W5 2ST120 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

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 8PR

Full postcodeW13 8PR
Postcode districtW13
BoroughLondon Borough of Ealing
WardEaling Broadway
Latitude51.514809
Longitude-0.316482
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