Walpole · Ealing · Ealing Southall constituency · 51.50395, -0.31838

W13 9RR— Walpole, Ealing

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

The practical family move

 

Schools 75%Safety 78/100Transport 40/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
78
Schools
45
Transport
40
Environment
47
Investment
36

The bottom line

W13 9RR offers low crime and fast broadband — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

W13 9RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+47.4% vs London avg
vs London crime-39.0% vs London avg

Deep-dive guides for W13 9RR

🛡️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🔒 Very Safe🍕 Buzzing

“The practical family move”

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How W13 9RR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

45

Education score

Fair 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 · 12 min walk

P8: +1.34A8: 66.3

75% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Below London average

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.9 incidents per 1,000 residents

Better than 71% of London
↑ Rising 294.1%

from a low base — still below London average

-46% vs borough

Crime by type

Anti-social behaviour28%
Other25%
Vehicle crime18%
Drug offences13%
Violence & sexual offences9%
Burglary6%
Theft0%
Robbery0%

Road safety

91

Road safety score

5

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

MEDIUM pedestrian risk4 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 957m

Crime is 39% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£6,720/m²
Price per ft²£624/ft²
Avg floor area56.2 m²

EPC breakdown

B
3%
C
15%
D
23%
E
6%
F
1%
G
1%

Based on 49 properties · Confidence: high

Street mix

Terraced 52%Flat 30%Other 18%

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£140,500
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, no insulation (assumed)
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

1995–2025 · CAGR

+5.1%

Total change

+343%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.3%

per year

Acceleration

-183.38

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £200k–£250k · 26 sales

Property Type Mix

Total: 26 sales

Terraced61.5%
Flat/maisonette38.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£86k£125k+46.2%1.3
Post-dot-com plateau2001–2003£177k£300k+70%1.3
Pre-crash peak2006–2007£169k£250k+47.9%1.5
GFC & correction2008–2012£500k£250k-50%1
Help-to-Buy recovery2014–2016£225k£285k+26.7%1.7
Brexit uncertainty2017–2017£630k£630k+0%1
Pandemic surge2020–2020£120k£120k+0%1
Rate-rise correction2023–2023£350k£350k+0%1
Current market2025–2025£379k£379k+0%4

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.6% alpha

Terraced-0.6% α
Local
6.5%
District
7.1%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

49out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing21
Trend Position100

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
6.9 min walk
West Ealing

Nearby stations

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

48

Walkability score

142

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

5

Car parks (800m)

33

EV chargers (800m)

Nearest car park529m
Santander docks (800m)0
Nearest cycle dock5.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

86%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed443 Mbps
Median download425 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 AONB19% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Syon Park SSSI — 3.2 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

6

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

30

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

9

Convenience

Nearest supermarketHyper Marché · 797 m
2 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

795m

Post office

Nearby shops

News Express65 m
Delizia68 m
Leonards News73 m
Tesco Express85 m

Nearby cafes

Cafe Nell88 m
Creperie Cila113 m
The Lounge by Yoga Whites137 m
Papillon212 m

Nearby restaurants

Madero10 m
Nuki's17 m
Takaa Tak26 m
Bella Mira Cafe31 m

Nearby pubs

Ealing Wine Co21 m
The Owl and the Pussycat145 m
The Forester288 m
Players389 m

Nearby gyms

Anytime Fitness789 m
BSPK Bespoke Fitness794 m
Energym843 m
The Gym858 m

Nearby pharmacies

Northfields Pharmacy98 m
Pyramid Pharmacy600 m
Mattock Lane Pharmacy633 m
Bramley Pharmacy693 m

Nearby health

Dentech Dental12 m
Northfields Surgery72 m
Puresmile Ealing126 m
Dental Beauty379 m
Food hygiene (5-star)53% of 103

Business

Local businesses registered here

Active businesses
19
New (last 12 months)
4
Dissolved (last 12 months)
0
Industry diversity
14
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

ARRAN WINES LTD
BELLAMIRA CAFÉ LIMITED
BLOOMS OF EALING LTD
CHERRY AND CELINE LIMITED
DENTECH DENTAL (MATERIALS & EQUIPMENT) LIMITED

+14 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 score24/100
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

61.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,175m
Crossrail 2 route11,172m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,752 nationally

1,678

Est. population

14,672/km²

70%

Employed

66%

Degree educated

£61,900

Median income

2.1%

Claimant rate

Inner cityHigh densityYoung professionals

47

Community stability

Age profile

24%
18%
28%
18%
Under 1824%
18–3418%
35–4928%
50–6418%
65+13%

Tenure

36%
30%
32%
Own outright36%
Own (mortgage)30%
Private rent32%
Social rent2%
Shared ownership1%

Ethnicity

51%
23%
White British51%
White Other23%
Asian11%
Black4%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine10%
No car household31%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent32%
Social rent2%

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)
20
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
23
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)
35
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)

EALING DEAN ALLOTMENTS, EALING DEAN ALLOTMENTS, NORTHFIELD AVENUE, W1364 homes
completed
ST AIDANS CHURCH, ST AIDANS CHURCH, ST AIDANS ROAD, W1311 homes
completed
6-12, 6-12, Leighton Road, West Ealing, W13 9EP11 homes
completed
56-60, 56-60, Northfield Road, West Ealing, W13 9SY9 homes
completed
Peterden House, Peterden House, Seaford Road, London, W13 9DW7 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 9RR

Full postcodeW13 9RR
Postcode districtW13
BoroughLondon Borough of Ealing
WardWalpole
Latitude51.503947
Longitude-0.318381
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