Ealing Broadway · Ealing · Ealing Central and Acton constituency · 51.51616, -0.31534

W13 8QA— Ealing Broadway, Ealing

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

The practical family move

 

Schools 67%Safety 77/100Transport 63/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
77
Schools
56
Transport
63
Environment
42
Investment
41

The bottom line

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

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

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Location

W13 8QA

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 8QA

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

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Postcode Personality

🚇 Hyper-Connected🎓 Good Schools🔒 Very Safe

“The practical family move”

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How W13 8QA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
★

Primary

Drayton Green Primary School

Requires Improvement · Inspected Feb 2024 · 8 min walk

KS2: 104.3

—

Secondary

Ealing Fields Church of England High School

Not yet inspected · 27 min walk

P8: +1.34A8: 66.3

67% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Below London average

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) · 464m

Crime is 16% 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£3,469/m²
Price per ft²£322/ft²
Avg floor area94.3 m²

EPC breakdown

C
9%
D
12%
E
5%

Based on 26 properties · Confidence: medium

Street mix

Semi 2%Detached 10%Flat 86%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£235,750
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 DAnnual charge £1,955
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+6.4%

Total change

+503%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.9%

per year

Acceleration

-143.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £250k–£300k · 61 sales

Property Type Mix

Total: 61 sales

Detached9.8%
Semi-detached1.6%
Flat/maisonette88.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£103k£188k+81.6%2.2
Post-dot-com plateau2001–2004£237k£153k-35.4%3.2
Pre-crash peak2005–2007£295k£240k-18.6%2.7
GFC & correction2008–2011£1.51m£337k-77.7%2
Help-to-Buy recovery2013–2016£220k£618k+180.7%2.5
Brexit uncertainty2017–2018£415k£474k+14.2%1.5
Pandemic surge2021–2021£408k£408k+0%3
Rate-rise correction2022–2022£875k£875k+0%1
Current market2024–2024£622k£622k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
6.4%
District
6.3%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing31
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

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

28

Walkability score

17

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)

12

EV chargers (800m)

Total spaces (800m)763
Nearest car park422m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Arden Road Car Park29 spaces
478m
🅿️
Waitrose Parking100 spaces· no
669m
🅿️
Springbridge Road480 spaces
710m
🅿️
Witham Road Car Park20 spaces
745m

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: 10.3 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 87% 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

4 min walk

82%

Recommend GP

82%

Overall GP experience

7

GPs within 1km

10

Dentists within 1km

4

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.4 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

17

Parks (1km)

25

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Drayton Court (347 m)

Nearest supermarketHyper Marché · 611 m
4 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)

588m

Post office

Nearby shops

Delight Foods306 m
McColl's308 m
Winche320 m
Morgan Off Licence & Grocery379 m

Nearby cafes

Cafe Lemoo371 m
Caffe Terrazza461 m
Caspian Sandwich Bar539 m
Waitrose585 m

Nearby restaurants

Mumbai Ave347 m
Tai Hing Fish Bar376 m
Aroma399 m
Lulya Restaurant443 m

Nearby pubs

The Drayton Court347 m
The Castlebar500 m
Star And Scorpion513 m
Prince Arthur527 m

Nearby gyms

The Gym518 m
Triyoga580 m
BSPK Bespoke Fitness632 m
Gymbox686 m

Nearby pharmacies

West Ealing Pharmacy380 m
Terry's Pharmacy389 m
Savers725 m
Mattock Lane Pharmacy742 m

Nearby health

Medic Plus Clinic (5)386 m
Clinica Private Healthcare561 m
The Ealing Dental Practice567 m
Gordon House Surgery693 m
Food hygiene (5-star)48% of 98

Business

Local businesses registered here

Active businesses
6
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
6
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

7 DENBIGH ROAD LIMITED
ADSTRIPE TECHNOLOGIES LTD
BLUETOUCH COMMUNICATIONS LIMITED
ONE DENBIGH ROAD COMPANY LTD
OPBLOX ADVISORY LTD

+1 more

Investment

Investment grade, yield and market outlook

41

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

62.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,105m
Crossrail 2 route11,615m

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)
32
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
5
Major developments (800m)
1
Planning apps (12 months)
1
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)
44
Largest scheme
137 homes · Daniels Department Store, Daniel Department Store-96, Uxbridge Road
Pipeline pressure
NONE

Named schemes (500m)

Sinclair House, Sinclair House, The Avenue, London, W13 8NT108 homes
completed
Amherst Lodge, 47, Amherst Lodge, 47, Amherst Road, West Ealing, W13 8LX13 homes
completed
14 Carlton Road, 14, Carlton Road, London, W5 2AW10 homes
completed
93 Gordon Road, Gordon Road, London, W5 2AL10 homes
completed
87 Gordon Road, 87, Gordon Road, London, W5 2AL9 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 8QA

Full postcodeW13 8QA
Postcode districtW13
BoroughLondon Borough of Ealing
WardEaling Broadway
Latitude51.516160
Longitude-0.315337
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