The bottom line
W13 8RB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.
The catch: very high noise — check proximity to rail lines.
Check your dealbreakers
Toggle the things that matter to you — see how W13 8RB scores on each.
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Location
Area Profile & Benchmarks
Area identity and London comparisons
Area Identity
London Benchmarks
Deep-dive guides for W13 8RB
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Postcode Personality
“The family fortress”
How W13 8RB has changed
Schools
18 AprNearest schools and Ofsted ratings
Schools
18 AprNearest schools and Ofsted ratings
100
Education score
Primary
St John's Primary School
Outstanding · Inspected May 2024 · 7 min walk
KS2: 108.3
Secondary
Ealing Fields Church of England High School
Not yet inspected · 21 min walk
100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km
Childcare
Childcare
South Acton Childrens Centre
Outstanding · 39 min walk
3 primaries · 0 secondaries · 0 childcare — within 1km
Safety
13 JulCrime rates and local incidents
Safety
13 JulCrime rates and local incidents
Low crime
105.6 incidents per 1,000 residents
+44% vs borough
Crime by type
Stop & search
3.3
per 1,000 residents
→ Stable
trend
Road safety
100
Road safety score
0
Accidents (5yr)
4
Serious within 200m
Fire risk
LOW
Risk band
0
Incidents (1yr)
1
Incidents (5yr)
Nearest station: Ealing Fire Station (G25) · 177m
Crime is +62% above London average
Property
Prices, sales volume and market trends
Property
Prices, sales volume and market trends
EPC breakdown
Based on 79 properties · Confidence: high
Street mix
LHA rates — Outer West London
Current mortgage rates
Bank of England (monthly average)
Affordability
Energy & construction
BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.
Market History
Price trajectory, velocity and distribution
Market History
Price trajectory, velocity and distribution
Price Trajectory
2007–2024 · CAGR
+1.9%
Total change
+37%
Market Activity
Price Velocity & Acceleration
Current Velocity
+35.0%
per year
Acceleration
+41.98
change in velocity
Market State
Strong growth
Price Distribution
P25: £450k–£500k · P75: £200k–£250k · 112 sales
Property Type Mix
Total: 112 sales
By decade
2000s
2010s
2020s
Market Cycle
Market Eras
| Era | Period | Start price | End price | Change | Avg sales/yr |
|---|---|---|---|---|---|
| Pre-crash peak | 2007–2007 | £295k | £295k | +0% | 63 |
| GFC & correction | 2008–2012 | £367k | £248k | -32.5% | 4.8 |
| Help-to-Buy recovery | 2013–2016 | £318k | £493k | +54.9% | 4.2 |
| Brexit uncertainty | 2017–2019 | £472k | £355k | -24.7% | 1.3 |
| Pandemic surge | 2020–2021 | £323k | £300k | -7% | 1.5 |
| Current market | 2024–2024 | £405k | £405k | +0% | 1 |
Price Trajectory by Type
Per-type alpha vs district
Best performer
Flat/maisonette
+-3.6% alpha
CAGR over 14yr data window. Alpha = local CAGR − district CAGR.
Buyer vs Seller Score
Composite market conditions index 0–100
Buyer vs Seller Score
Composite market conditions index 0–100
Market condition
Seller's Market
Higher score = better conditions for buyers
Score breakdown
Transport
1 JulPublic transport accessibility and links
Transport
1 JulPublic transport accessibility and links
PTAL 4
Good
Nearby stations
60
Walkability score
109
Footpaths (500m)
0
Santander docks (800m)
Central London commute times
▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)
Parking & EV
Car parks, spaces and charging points
Parking & EV
Car parks, spaces and charging points
10
Car parks (800m)
16
EV chargers (800m)
Nearby car parks
Connectivity
Broadband and mobile coverage
Connectivity
Broadband and mobile coverage
100%
Full fibre
100%
Gigabit
100%
5G outdoor
100%
4G outdoor
Mobile operators
Broadband providers
Environment
2 JulFlood risk, air quality and noise
Environment
2 JulFlood risk, air quality and noise
Nearest SSSI: Syon Park SSSI — 4.0 km
Energy
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
Cost band
Flood risk
Subsidence risk
Flood claim prob.
Climate
Local weather conditions and energy potential
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
Source: Met Office UK Climate Averages 1991-2020
Health
GP, dental and hospital access
Health
GP, dental and hospital access
GORDON HOUSE SURGERY
MATTOCK LANE HEALTH CTR, 78 MATTOCK LANE, WEST EALING, W13 9NZ
3 min walk
76%
Recommend GP
76%
Overall GP experience
8
GPs within 1km
10
Dentists within 1km
2
Care homes (1km)
Amenities
Shops, restaurants, parks and more
Amenities
Shops, restaurants, parks and more
31
Parks (1km)
40
Restaurants (800m)
9
Cafes (800m)
5
Pubs (400m)
3
Pharmacies (800m)
4
Gyms (1km)
12
Sports (1km)
6
Convenience
Nightlife (500m)
0
Nightclubs
5
Late-night venues
1
Libraries (1km)
1
Cinemas (2km)
110m
Post office
Nearby shops
Nearby cafes
Nearby restaurants
Nearby pubs
Nearby gyms
Nearby pharmacies
Nearby health
Business
Local businesses registered here
Business
Local businesses registered here
High street
AHigh street health
Registered businesses
Investment
Investment grade, yield and market outlook
Investment
Investment grade, yield and market outlook
53
Investment score
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.
Rental market
Demand
Void risk
Tenant profile
Rent growth (1yr)
Market liquidity
Future outlook
36.6
Price growth score
Development pressure
New supply risk
Infrastructure pipeline
Demographics
16 JunPopulation, deprivation and income
Demographics
16 JunPopulation, deprivation and income
Decile 4/10
More deprived than average
Index of Multiple Deprivation
Rank: 11,575 nationally
1,525
Est. population
20,504/km²
67%
Employed
64%
Degree educated
£50,900
Median income
13.4%
Claimant rate
27
Community stability
Age profile
Tenure
Ethnicity
Employment & lifestyle
Housing tenure (Census 2021)
vs. London
Planning
Conservation areas and development
Planning
Conservation areas and development
Housing pipeline (800m)
Named schemes (500m)
Politics
Local councillors and MP
Politics
Local councillors and MP
Councillors
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