Walpole · Ealing · Ealing Southall constituency · 51.50597, -0.32110

W13 9EP— Walpole, Ealing

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

The practical family move

 

Schools 67%Safety 79/100Transport 45/100Low yield 2.53%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
79
Schools
40
Transport
45
Environment
43
Investment
47

The bottom line

W13 9EP offers low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 50 min to victoria — above average for this zone.

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Location

W13 9EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+47.4% vs London avg
vs London crime-41.0% vs London avg

Deep-dive guides for W13 9EP

🛡️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 9EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

Fielding Primary School

Not yet inspected · 7 min walk

KS2: 107.0

—

Secondary

Elthorne Park High School

Not yet inspected · 11 min walk

P8: +0.48A8: 57.3

67% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Below London average

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

38.3 incidents per 1,000 residents

Better than 72% of London
↑ Rising 179.2%

from a low base — still below London average

-48% vs borough

Crime by type

Violence & sexual offences30%
Vehicle crime22%
Other18%
Anti-social behaviour16%
Drug offences6%
Theft3%
Burglary3%
Robbery1%

Stop & search

1.1

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) · 844m

Crime is 41% below London average

Property

Prices, sales volume and market trends

Avg floor area59.2 m²

EPC breakdown

C
16%
D
4%

Based on 20 properties · Confidence: medium

Street mix

Terraced 17%Flat 75%Other 8%

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£148,000
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,389
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+6.7%

Total change

+408%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.9%

per year

Acceleration

+24.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 22 sales

Property Type Mix

Total: 22 sales

Terraced18.2%
Flat/maisonette81.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1998£89k£89k+0%2
Post-dot-com plateau2001–2004£155k£195k+25.8%2
Pre-crash peak2006–2006£280k£280k+0%1
GFC & correction2011–2011£150k£150k+0%1
Help-to-Buy recovery2013–2016£810k£440k-45.7%1
Brexit uncertainty2017–2017£395k£395k+0%1
Rate-rise correction2023–2023£450k£450k+0%11

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Flat/maisonette+0.9% α
Local
6.7%
District
5.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

37out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing12
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
West Ealing StationGreat Western Railway line
10 min walk
West Ealing

Nearby stations

West Ealing Rail StationGreat Western Railway · Elizabeth line
11 min walk
West EalingNational Rail
11 min walk
Northfields Underground StationPiccadilly
11 min walk
South Ealing Underground StationPiccadilly
14 min walk
Boston Manor Underground StationPiccadilly
15 min walk
No bus stops within 400m

54

Walkability score

189

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria ★50 min
Waterloo57 min ↑
Canary Wharf60 min ↑
City60 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)

28

EV chargers (800m)

Total spaces (800m)144
Nearest car park416m
Santander docks (800m)0
Nearest cycle dock5.9 km

Nearby car parks

🅿️
Witham Road Car Park20 spaces
580m
🅿️
Waitrose Parking100 spaces· no
796m

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: 10.8 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Syon Park SSSI — 3.4 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): 2

Landslide susceptibility: Medium

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

NORTHFIELDS SURGERY

61 NORTHFIELD AVENUE, EALING, W13 9QP

2 min walk

55%

Recommend GP

55%

Overall GP experience

7

GPs within 1km

6

Dentists within 1km

1

Care homes (1km)

Nearest hospitalEaling Hospital · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

50

Restaurants (800m)

15

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

4

Gyms (1km)

5

Sports (1km)

3

Convenience

Nearest supermarketDamas Food Centre · 495 m
1 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)

498m

Post office

Nearby shops

Cargills92 m
Northfields Food & Wine121 m
Leonards News222 m
Delizia357 m

Nearby cafes

Cafe Nell207 m
Creperie Cila404 m
The Lounge by Yoga Whites429 m
Made In Napoli475 m

Nearby restaurants

The Thai Forester41 m
Harvey's Fish& Chips87 m
Ksara102 m
Happy Garden129 m

Nearby pubs

The Forester50 m
Ealing Wine Co315 m
The Owl and the Pussycat439 m
The Grosvenor461 m

Nearby gyms

Anytime Fitness496 m
Energym549 m
BSPK Bespoke Fitness578 m
The Gym708 m

Nearby pharmacies

Northfields Pharmacy197 m
Mattock Lane Pharmacy502 m
Boots522 m
Pyramid Pharmacy559 m

Nearby health

Puresmile Ealing170 m
Northfields Surgery234 m
Dentech Dental285 m
Elthorne Park Surgery434 m
Food hygiene (5-star)55% of 174

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

ADRIAN Q LTD
MIND MORPHIC LTD

Investment

Investment grade, yield and market outlook

47

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 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 score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

44.3

Price growth score

D
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,378m
Crossrail 2 route11,444m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,278 nationally

1,748

Est. population

15,844/km²

72%

Employed

62%

Degree educated

£61,900

Median income

3.7%

Claimant rate

Inner cityVery high densityYoung professionals

43

Community stability

Age profile

22%
21%
29%
18%
Under 1822%
18–3421%
35–4929%
50–6418%
65+10%

Tenure

24%
35%
36%
Own outright24%
Own (mortgage)35%
Private rent36%
Social rent5%

Ethnicity

43%
24%
White British43%
White Other24%
Asian12%
Black6%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine9%
No car household32%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent36%
Social rent5%

vs. London

Income vs London+47.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
24
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)
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)

Archer House, Crossbow House, Target House & 1-72, Archer House, Crossbow House, Target House & 1-72, Sherwood Close, West Ealing, W13 9YJ305 homes
completed
EALING DEAN ALLOTMENTS, EALING DEAN ALLOTMENTS, NORTHFIELD AVENUE, W1364 homes
completed
9-13, 9-13, Broadway, West Ealing, W13 9DA25 homes
completed
CHAUCER HOUSE, CHAUCER HOUSE, LEELAND TERRACE, W13 9HW24 homes
completed
6-12, 6-12, Leighton Road, West Ealing, W13 9EP11 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 9EP

Full postcodeW13 9EP
Postcode districtW13
BoroughLondon Borough of Ealing
WardWalpole
Latitude51.505973
Longitude-0.321102
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