Walpole · Ealing · Ealing Southall constituency · 51.51072, -0.31588

W13 9AS— Walpole, Ealing

Location and area intelligence for W13 9AS, Walpole, Ealing

The practical family move

 

Schools 67%Safety 56/100Transport 59/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Strong, well-rated schools set this area apart

Liveability
58
Safety
56
Schools
100
Transport
59
Environment
48
Investment
39

The bottom line

W13 9AS offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

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

Less suited to Families.

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Location

W13 9AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+11.9% vs London avg
vs London crime+175.0% vs London avg

Deep-dive guides for W13 9AS

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

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Postcode Personality

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“The practical family move”

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How W13 9AS 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 · 7 min walk

KS2: 108.3

—

Secondary

Ealing Fields Church of England High School

Not yet inspected · 20 min walk

P8: +1.34A8: 66.3

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 38 min walk

3 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

178.6 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 369.1%

+144% vs borough

Crime by type

Other27%
Anti-social behaviour23%
Violence & sexual offences21%
Vehicle crime12%
Drug offences7%
Robbery5%
Theft2%
Burglary2%

Stop & search

8.3

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 205m

Crime is +175% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£8,798/m²
Price per ft²£817/ft²
Avg floor area82.6 m²

EPC breakdown

C
6%
D
20%
E
2%

Based on 28 properties · Confidence: medium

Street mix

Terraced 75%Flat 25%

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£206,500
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, 100 mm loft insulation
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

1995–2026 · CAGR

+8.1%

Total change

+1026%

Market Activity

Price Velocity & Acceleration

Current Velocity

+49.1%

per year

Acceleration

+52.98

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 60 sales

Property Type Mix

Total: 60 sales

Terraced75%
Flat/maisonette25%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£71k£195k+172%4.2
Post-dot-com plateau2001–2004£248k£227k-8.5%3.2
Pre-crash peak2005–2007£340k£436k+28.2%2.7
GFC & correction2008–2012£475k£525k+10.5%1.2
Help-to-Buy recovery2013–2015£240k£738k+207.4%1
Brexit uncertainty2018–2019£768k£685k-10.7%1
Pandemic surge2021–2021£555k£555k+0%2
Rate-rise correction2022–2023£542k£562k+3.7%1
Current market2025–2026£540k£805k+49.1%1.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Weakest performer

Terraced

-0.3% alpha

Flat/maisonette+0.5% α
Local
14.7%
District
14.2%
Terraced-0.3% α
Local
9.5%
District
9.8%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
West Ealing Rail StationGreat Western Railway line
5.1 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
South Ealing Underground StationPiccadilly
15 min walk
No bus stops within 400m

58

Walkability score

101

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)

18

EV chargers (800m)

Total spaces (800m)283
Nearest car park164m
Santander docks (800m)0
Nearest cycle dock5.6 km

Nearby car parks

🅿️
Arden Road Car Park29 spaces
164m
🅿️
Witham Road Car Park20 spaces
455m
🅿️
Waitrose Parking100 spaces· no
586m

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 waterLOW
Low
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 AONB21% green spaceTree canopy: 37%
More green space than 76% of London

Nearest SSSI: Syon Park SSSI — 3.9 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

GORDON HOUSE SURGERY

MATTOCK LANE HEALTH CTR, 78 MATTOCK LANE, WEST EALING, W13 9NZ

1 min walk

76%

Recommend GP

76%

Overall GP experience

8

GPs within 1km

9

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

41

Restaurants (800m)

9

Cafes (800m)

5

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

14

Sports (1km)

6

Convenience

Nearest supermarketHyper Marché · 206 m
11 tennis courts

Nightlife (500m)

0

Nightclubs

5

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

129m

Post office

Nearby shops

Baharistan Supermarket74 m
Asda Express93 m
Bossmans Corner Shop111 m
St Johns Mini Mart142 m

Nearby cafes

Caspian Sandwich Bar69 m
Ya Sham Express145 m
Milk & Egg185 m
Mik Treatz423 m

Nearby restaurants

Persian Palace71 m
Ramad71 m
Shahid Biryani73 m
Himalayan Spice85 m

Nearby pubs

O'Briens78 m
Star And Scorpion94 m
Prince Arthur99 m
The Castlebar111 m

Nearby gyms

The Gym93 m
BSPK Bespoke Fitness244 m
Anytime Fitness648 m
Triyoga664 m

Nearby pharmacies

Mattock Lane Pharmacy142 m
West Ealing Pharmacy431 m
Terry's Pharmacy456 m
Boots528 m

Nearby health

Clinica Private Healthcare83 m
Gordon House Surgery99 m
The Ealing Dental Practice264 m
Medic Plus Clinic (5)461 m
Food hygiene (5-star)56% of 147

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

39

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

47

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,065m
Crossrail 2 route11,369m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,127 nationally

1,445

Est. population

10,010/km²

58%

Employed

50%

Degree educated

£47,000

Median income

9.3%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

36

Community stability

Age profile

22%
24%
23%
18%
14%
Under 1822%
18–3424%
35–4923%
50–6418%
65+14%

Tenure

15%
29%
40%
Own outright13%
Own (mortgage)15%
Private rent29%
Social rent40%
Shared ownership4%

Ethnicity

33%
20%
15%
17%
White British33%
White Other20%
Asian15%
Black17%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional42%
Routine / semi-routine16%
No car household53%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Social rent40%
Private rent29%

vs. London

Income vs London+11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (12 months)
4
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)
80
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
Sinclair House, Sinclair House, The Avenue, London, W13 8NT108 homes
completed
EALING DEAN ALLOTMENTS, EALING DEAN ALLOTMENTS, NORTHFIELD AVENUE, W1364 homes
completed
CRAIG HOUSE, CRAIG HOUSE, UXBRIDGE ROAD, W1358 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
13.2%
Election year
2026
MP
Deirdre Costigan (Labour)
MP majority
15,793
Constituency
Ealing Southall

Councillors

Matt MellorLib Dems
Will FrancisLib Dems
Ksenia MaximovaLib Dems

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Key facts for W13 9AS

Full postcodeW13 9AS
Postcode districtW13
BoroughLondon Borough of Ealing
WardWalpole
Latitude51.510718
Longitude-0.315884
Parliamentary constituencyEaling Southall
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