Walpole · Ealing · Ealing Southall constituency · 51.50764, -0.31476

W13 9PP— Walpole, Ealing

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

The family fortress

 

Schools 67%Safety 67/100Transport 54/100Low yield 2.53%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
67
Schools
40
Transport
54
Environment
53
Investment
53

The bottom line

W13 9PP offers low crime — 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 9PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+47.4% vs London avg
vs London crime+73.0% vs London avg

Deep-dive guides for W13 9PP

🛡️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🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How W13 9PP 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 · 11 min walk

KS2: 107.0

—

Secondary

Ealing Fields Church of England High School

Not yet inspected · 16 min walk

P8: +1.34A8: 66.3

67% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Below London average

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

112.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 214.5%

+54% vs borough

Crime by type

Other24%
Violence & sexual offences24%
Anti-social behaviour21%
Vehicle crime18%
Burglary4%
Theft3%
Drug offences2%
Robbery2%

Stop & search

1.9

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) · 499m

Crime is +73% above London average

Property

Prices, sales volume and market trends

Avg floor area52.6 m²

EPC breakdown

B
1%
C
13%
D
8%

Based on 22 properties · Confidence: medium

Street mix

Flat 96%Other 4%

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£131,500
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2021 · CAGR

+8%

Total change

+637%

Market Activity

Price Velocity & Acceleration

Current Velocity

+18.5%

per year

Acceleration

+9.40

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 22 sales

Property Type Mix

Total: 22 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£57k£109k+91.2%1.5
Post-dot-com plateau2001–2004£175k£215k+22.9%2
Pre-crash peak2006–2007£220k£300k+36.3%2
Help-to-Buy recovery2013–2014£338k£325k-3.7%1.5
Brexit uncertainty2018–2018£355k£355k+0%2
Pandemic surge2021–2021£420k£420k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
7.2%
District
8.2%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
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 min walk
West Ealing

Nearby stations

West Ealing Rail StationGreat Western Railway · Elizabeth line
9 min walk
West EalingNational Rail
9 min walk
South Ealing Underground StationPiccadilly
11 min walk
Northfields Underground StationPiccadilly
12 min walk
Ealing Broadway Rail StationElizabeth line · Great Western Railway
15 min walk
No bus stops within 400m

39

Walkability score

60

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

8

Car parks (800m)

23

EV chargers (800m)

Total spaces (800m)203
Nearest car park475m
Santander docks (800m)0
Nearest cycle dock5.5 km

Nearby car parks

🅿️
Arden Road Car Park29 spaces
475m
🅿️
Witham Road Car Park20 spaces
657m

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: 10.3 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 70%
More green space than 91% 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

GORDON HOUSE SURGERY

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

3 min walk

76%

Recommend GP

76%

Overall GP experience

7

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

47

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

2

Convenience

No pubs within 400m — nearest: O'Briens (421 m)

Nearest supermarketHyper Marché · 477 m
9 tennis courts

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)

433m

Post office

Nearby shops

Parade Fruiterers257 m
St Johns Mini Mart262 m
Cargills407 m
Northfields Food & Wine418 m

Nearby cafes

Ya Sham Express274 m
Caspian Sandwich Bar420 m
Milk & Egg450 m
Cafe Nell451 m

Nearby restaurants

Ksara409 m
Harvey's Fish& Chips409 m
Ramad420 m
Shahid Biryani420 m

Nearby pubs

O'Briens421 m
Prince Arthur422 m
Black George428 m
The Forester428 m

Nearby gyms

The Gym444 m
BSPK Bespoke Fitness497 m
Anytime Fitness751 m
Triyoga849 m

Nearby pharmacies

Mattock Lane Pharmacy250 m
Northfields Pharmacy450 m
Boots680 m
West Ealing Pharmacy768 m

Nearby health

Gordon House Surgery257 m
Clinica Private Healthcare421 m
Northfields Surgery431 m
Puresmile Ealing439 m
Food hygiene (5-star)53% of 142

Business

Local businesses registered here

Active businesses
1
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

E

High street health

Registered businesses

MONTICELLO LTD

Investment

Investment grade, yield and market outlook

53

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 score23/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

39.1

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,954m
Crossrail 2 route11,140m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,624 nationally

1,535

Est. population

5,866/km²

67%

Employed

63%

Degree educated

£61,900

Median income

5.3%

Claimant rate

Inner cityMedium densityYoung professionals

33

Community stability

Age profile

15%
27%
24%
20%
14%
Under 1815%
18–3427%
35–4924%
50–6420%
65+14%

Tenure

20%
18%
47%
14%
Own outright20%
Own (mortgage)18%
Private rent47%
Social rent14%
Shared ownership1%

Ethnicity

46%
26%
13%
White British46%
White Other26%
Asian14%
Black6%
Mixed5%
Other5%

Employment & lifestyle

Managerial / professional53%
Routine / semi-routine11%
No car household44%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent47%
Social rent15%

vs. London

Income vs London+47.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
20
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)
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)

Daniels Department Store, Daniel Department Store-96, Uxbridge Road137 homes
completed
EALING DEAN ALLOTMENTS, EALING DEAN ALLOTMENTS, NORTHFIELD AVENUE, W1364 homes
completed
171-175, 171 - 175, Uxbridge Road, London, W13 9AA14 homes
completed
7, 7, BROOMFIELD ROAD, W1314 homes
completed
86, 86, MATTOCK LANE, W512 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 9PP

Full postcodeW13 9PP
Postcode districtW13
BoroughLondon Borough of Ealing
WardWalpole
Latitude51.507636
Longitude-0.314758
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