Northfield · Ealing · Ealing Southall constituency · 51.50049, -0.31506

W13 9QU— Northfield, Ealing

Location and area intelligence for W13 9QU, Northfield, Ealing

The family fortress

 

Bottom 25% LondonSchools 100%Safety 75/100Transport 46/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
75
Schools
60
Transport
46
Environment
50
Investment
36

The bottom line

W13 9QU offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

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

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Location

W13 9QU

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-8.0% vs London avg

Deep-dive guides for W13 9QU

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

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“The family fortress”

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How W13 9QU has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Fielding Primary School

Not yet inspected · 5 min walk

KS2: 107.0

—

Secondary

Ealing Fields Church of England High School

Not yet inspected · 6 min walk

P8: +1.34A8: 66.3

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 50 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

59.7 incidents per 1,000 residents

Better than 54% of London
↑ Rising 255.2%

-18% vs borough

Crime by type

Other32%
Violence & sexual offences20%
Anti-social behaviour19%
Vehicle crime12%
Burglary9%
Theft3%
Robbery3%
Drug offences2%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

94

Road safety score

6

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

17

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.3km

Crime is 8% below 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£10,289/m²
Price per ft²£956/ft²
Avg floor area64.5 m²

EPC breakdown

B
5%
C
16%
D
19%
E
3%
F
1%
G
1%

Based on 45 properties · Confidence: high

Street mix

Semi 10%Terraced 18%Detached 3%Flat 63%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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£161,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,389
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2026 · CAGR

+5.6%

Total change

+412%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.0%

per year

Acceleration

-166.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 37 sales

Property Type Mix

Total: 37 sales

Detached2.7%
Semi-detached10.8%
Terraced18.9%
Flat/maisonette67.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£125k£217k+73.6%2.5
Post-dot-com plateau2003–2003£329k£329k+0%1
Pre-crash peak2005–2007£340k£495k+45.6%1
GFC & correction2010–2012£298k£288k-3.4%3.7
Help-to-Buy recovery2013–2016£265k£400k+50.9%1.7
Brexit uncertainty2018–2019£425k£425k+0%1.5
Pandemic surge2020–2021£388k£385k-0.6%3.5
Rate-rise correction2022–2023£325k£800k+146.2%1
Current market2026–2026£640k£640k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.7% alpha

Flat/maisonette-2.7% α
Local
2.4%
District
5.1%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Northfields Underground StationPiccadilly line
1.6 min walk
West Ealing

Nearby stations

Northfields Underground StationPiccadilly
2 min walk
South Ealing Underground StationPiccadilly
7 min walk
Boston Manor Underground StationPiccadilly
11 min walk
West Ealing Rail StationElizabeth line · Great Western Railway
19 min walk
West EalingNational Rail
19 min walk
No bus stops within 400m

48

Walkability score

96

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

10

Car parks (800m)

32

EV chargers (800m)

Total spaces (800m)21
Nearest car park236m
Santander docks (800m)0
Nearest cycle dock5.4 km

Connectivity

Broadband and mobile coverage

95%

Full fibre

92%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed464 Mbps
Median download437 Mbps
Superfast coverage95%
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: 10.5 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Syon Park SSSI — 2.8 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

7 min walk

55%

Recommend GP

55%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

53

Parks (1km)

25

Restaurants (800m)

10

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

7

Convenience

Nearest supermarketEaling Supermarket · 587 m
12 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

677m

Post office

Nearby shops

JVS Food and Wine6 m
Sainsbury's Local49 m
Northfield Market58 m
Northfields Station Shop149 m

Nearby cafes

Cafe Florentine28 m
Poison Ivy30 m
Horseshoe Cafe228 m
Papillon248 m

Nearby restaurants

Pasta di Piazza21 m
Da Moreno Pizza36 m
Zgara Korcare62 m
Papaya207 m

Nearby pubs

Players59 m
Rara167 m
Ryan's246 m
The Owl and the Pussycat307 m

Nearby gyms

Gym135 Fitness Centre443 m
London Fight Academy449 m

Nearby pharmacies

Bramley Pharmacy246 m
Northfields Pharmacy546 m
Richards Pharmacy591 m
South Ealing Pharmacy738 m

Nearby health

Dental Beauty86 m
Back 2 Wellbeing370 m
Dentech Dental458 m
Northfields Surgery516 m
Food hygiene (5-star)53% of 92

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
12
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

ALEXANDERS ESTATE AGENTS LTD
BELLA PASTA LIMITED
CAR CARE EALING LIMITED
CREATIVE DESIRE LTD
ECO JOINERY & FLOORING LTD

+9 more

Investment

Investment grade, yield and market outlook

36

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 score23/100
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

55.7

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,927m
Crossrail 2 route10,790m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,264 nationally

1,725

Est. population

15,526/km²

63%

Employed

63%

Degree educated

£61,900

Median income

3.6%

Claimant rate

Inner cityVery high densityYoung professionals

45

Community stability

Age profile

26%
17%
25%
19%
14%
Under 1826%
18–3417%
35–4925%
50–6419%
65+14%

Tenure

34%
29%
34%
Own outright34%
Own (mortgage)29%
Private rent34%
Social rent4%

Ethnicity

45%
31%
White British45%
White Other31%
Asian11%
Black3%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine10%
No car household31%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent34%
Social rent4%

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)
21
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
17
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)
20
Largest scheme
34 homes · DERWENT YARD, REAR OF, 2-22, DERWENT YARD, REAR OF, 2-22, DERWENT ROAD, W5 4TN
Pipeline pressure
NONE

Named schemes (500m)

DERWENT YARD, REAR OF, 2-22, DERWENT YARD, REAR OF, 2-22, DERWENT ROAD, W5 4TN34 homes
completed
ST AIDANS CHURCH, ST AIDANS CHURCH, ST AIDANS ROAD, W1311 homes
completed
201-211, 201 - 211, Northfield Avenue, London, W13 9QU8 homes
completed
Pickering House, Pickering House, Windmill Road6 homes
completed
Rear of Pickering House, 271, Rear of Pickering House, 271, Windmill Road, Ealing, W5 4DW6 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
10.8%
Election year
2026
MP
Deirdre Costigan (Labour)
MP majority
15,793
Constituency
Ealing Southall

Councillors

Paul William DriscollLabour
Ian Arthur George KingstonLabour
Kim Kaur NagpalLabour

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Key facts for W13 9QU

Full postcodeW13 9QU
Postcode districtW13
BoroughLondon Borough of Ealing
WardNorthfield
Latitude51.500491
Longitude-0.315065
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