Walpole · Ealing · Ealing Southall constituency · 51.50655, -0.31836

W13 9LF— Walpole, Ealing

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

The practical family move

 

Schools 67%Safety 56/100Transport 54/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
56
Schools
40
Transport
54
Environment
52
Investment
38

The bottom line

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

Less suited to Families.

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Location

W13 9LF

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 9LF

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

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Postcode Personality

🚇 Well-Connected🎓 Good Schools🌳 Good Parks🍕 Buzzing

“The practical family move”

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How W13 9LF 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 · 8 min walk

KS2: 107.0

—

Secondary

Ealing Fields Church of England High School

Not yet inspected · 15 min walk

P8: +1.34A8: 66.3

67% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Below London average

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 39 min walk

4 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 689m

Crime is +175% above 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£8,430/m²
Price per ft²£783/ft²
Avg floor area37.9 m²

EPC breakdown

D
8%
F
2%

Based on 10 properties · Confidence: medium

Street mix

Semi 11%Terraced 11%Flat 78%

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£94,750
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
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

1996–2024 · CAGR

+6%

Total change

+410%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.5%

per year

Acceleration

-135.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £100k–£125k · 17 sales

Property Type Mix

Total: 17 sales

Semi-detached11.8%
Terraced11.8%
Flat/maisonette76.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£85k+41.7%1.2
Post-dot-com plateau2002–2002£114k£114k+0%1
Pre-crash peak2005–2006£161k£171k+6.2%1
GFC & correction2009–2009£173k£173k+0%1
Help-to-Buy recovery2013–2016£205k£315k+53.7%1
Brexit uncertainty2017–2019£320k£285k-10.9%1
Pandemic surge2020–2021£141k£176k+24.8%1
Rate-rise correction2022–2022£380k£380k+0%1
Current market2024–2024£306k£306k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

83out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position75

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
9.4 min walk
West Ealing

Nearby stations

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

54

Walkability score

144

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria ★45 min
Waterloo56 min ↑
Canary Wharf59 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

7

Car parks (800m)

28

EV chargers (800m)

Total spaces (800m)173
Nearest car park554m
Santander docks (800m)0
Nearest cycle dock5.7 km

Nearby car parks

🅿️
Witham Road Car Park20 spaces
581m
🅿️
Arden Road Car Park29 spaces
653m
🅿️
Waitrose Parking100 spaces· no
799m

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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: 10.6 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 67%
More green space than 88% of London

Nearest SSSI: Syon Park SSSI — 3.5 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

NORTHFIELDS SURGERY

61 NORTHFIELD AVENUE, EALING, W13 9QP

2 min walk

55%

Recommend GP

55%

Overall GP experience

7

GPs within 1km

8

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.9 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

31

Parks (1km)

58

Restaurants (800m)

16

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

8

Convenience

Nearest supermarketHyper Marché · 507 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

506m

Post office

Nearby shops

Cargills133 m
Northfields Food & Wine154 m
Leonards News232 m
Delizia324 m

Nearby cafes

Cafe Nell222 m
Ya Sham Express355 m
Creperie Cila366 m
The Lounge by Yoga Whites389 m

Nearby restaurants

Harvey's Fish& Chips134 m
Ksara138 m
Happy Garden159 m
The Thai Forester161 m

Nearby pubs

The Forester152 m
Ealing Wine Co303 m
The Owl and the Pussycat409 m
Black George512 m

Nearby gyms

BSPK Bespoke Fitness506 m
The Gym575 m
Anytime Fitness581 m
Energym635 m

Nearby pharmacies

Northfields Pharmacy217 m
Mattock Lane Pharmacy352 m
Boots558 m
Pyramid Pharmacy650 m

Nearby health

Puresmile Ealing194 m
Northfields Surgery220 m
Dentech Dental278 m
Gordon House Surgery434 m
Food hygiene (5-star)52% of 182

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

38

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 score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months0

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

4/100

Velocity score

Future outlook

52.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,193m
Crossrail 2 route11,306m

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)
5
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
9
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
26
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)
62
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
Former Cinema Site, Ex-Gosai Cinema, Northfield Avenue, London, W13 9RH34 homes
completed
6-12, 6-12, Leighton Road, West Ealing, W13 9EP11 homes
completed
ST AIDANS CHURCH, ST AIDANS CHURCH, ST AIDANS ROAD, W1311 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 9LF

Full postcodeW13 9LF
Postcode districtW13
BoroughLondon Borough of Ealing
WardWalpole
Latitude51.506554
Longitude-0.318357
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