Northfield · Ealing · Ealing Southall constituency · 51.49925, -0.31727

W13 9TA— Northfield, Ealing

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

The family fortress

 

Top 10% LondonSchools 100%Safety 79/100Transport 42/100~3% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
79
Schools
60
Transport
42
Environment
68
Investment
34

The bottom line

W13 9TA offers exceptional schools (100% Good/Outstanding) and low crime — 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.

Less suited to Car-free commuters.

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Location

W13 9TA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+25.7% vs London avg
vs London crime-43.0% vs London avg

Deep-dive guides for W13 9TA

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

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How W13 9TA 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 · 4 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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

37.3 incidents per 1,000 residents

Better than 73% of London
↑ Rising 281.3%

from a low base — still below London average

-49% vs borough

Crime by type

Vehicle crime26%
Violence & sexual offences26%
Other15%
Anti-social behaviour11%
Drug offences11%
Burglary5%
Robbery3%
Theft2%

Stop & search

1.2

per 1,000 residents

→ Stable

trend

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.4km

Crime is 43% 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£4,430/m²
Price per ft²£412/ft²
Avg floor area45.8 m²

EPC breakdown

B
9%
C
30%
D
3%

Based on 42 properties · Confidence: high

Street mix

Flat 100%

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£114,500
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,389
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.6%

Total change

+283%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.5%

per year

Acceleration

+15.21

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £200k–£250k · 64 sales

Property Type Mix

Total: 64 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£53k£92k+75.3%2.8
Post-dot-com plateau2001–2003£105k£145k+38.1%2
Pre-crash peak2005–2007£135k£147k+8.9%3.7
GFC & correction2008–2012£138k£143k+4%2
Help-to-Buy recovery2013–2016£150k£195k+29.7%2.2
Brexit uncertainty2017–2019£228k£265k+16.3%2.5
Pandemic surge2021–2021£220k£220k+0%3
Rate-rise correction2022–2023£235k£246k+4.7%1.5
Current market2024–2025£205k£202k-1.5%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.9% alpha

Flat/maisonette-1.9% α
Local
4.6%
District
6.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Northfields Underground StationPiccadilly line
2.1 min walk
Brentford

Nearby stations

Northfields Underground StationPiccadilly
2 min walk
Boston Manor Underground StationPiccadilly
8 min walk
South Ealing Underground StationPiccadilly
9 min walk
BrentfordNational Rail
18 min walk
West Ealing Rail StationElizabeth line · Great Western Railway
20 min walk
No bus stops within 400m

39

Walkability score

108

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria ★44 min
Waterloo57 min ↑
Canary Wharf68 min ↑
City62 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

9

Car parks (800m)

30

EV chargers (800m)

Total spaces (800m)1
Nearest car park186m
Santander docks (800m)0
Nearest cycle dock5.6 km

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: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% 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 AONB38% green spaceTree canopy: 49%
More green space than 91% of London

Nearest SSSI: Syon Park SSSI — 2.6 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

8 min walk

55%

Recommend GP

55%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

1

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

25

Restaurants (800m)

11

Cafes (800m)

3

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

5

Convenience

Nearest supermarketCo-op Food · 1.2 km
5 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

639m

Post office

Nearby shops

Northfield Market159 m
Sainsbury's Local182 m
JVS Food and Wine201 m
Northfields Station Shop209 m

Nearby cafes

Poison Ivy178 m
Cafe Florentine188 m
Horseshoe Cafe229 m
Blondin Cafe356 m

Nearby restaurants

Zgara Korcare158 m
Pasta di Piazza193 m
Da Moreno Pizza207 m
West Kebab216 m

Nearby pubs

Rara181 m
Players230 m
Ryan's245 m
The Plough399 m

Nearby gyms

Gym135 Fitness Centre424 m
London Fight Academy431 m
London Pilates 4U636 m

Nearby pharmacies

Bramley Pharmacy261 m
Northfields Pharmacy617 m
Richards Pharmacy747 m
Pyramid Pharmacy830 m

Nearby health

Dental Beauty272 m
Back 2 Wellbeing352 m
Dentech Dental540 m
Northfields Surgery599 m
Food hygiene (5-star)52% of 93

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
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

MAH PROPERTY HOLDINGS LTD

Investment

Investment grade, yield and market outlook

34

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 high.

Avg monthly rent
£1,569London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 74%
Gentrification score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

68

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,076m
Crossrail 2 route10,861m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,698 nationally

1,637

Est. population

12,019/km²

67%

Employed

66%

Degree educated

£52,800

Median income

4.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

51

Community stability

Age profile

25%
14%
27%
20%
14%
Under 1825%
18–3414%
35–4927%
50–6420%
65+14%

Tenure

37%
34%
26%
Own outright37%
Own (mortgage)34%
Private rent26%
Social rent3%
Shared ownership1%

Ethnicity

50%
23%
White British50%
White Other23%
Asian12%
Black4%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine9%
No car household31%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent26%
Social rent3%

vs. London

Income vs London+25.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
13
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)
18
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
201-211, 201 - 211, Northfield Avenue, London, W13 9QU8 homes
completed
Snooker Centre, Snooker Centre, Cranmer Avenue, London, W13 9SH6 homes
completed
124, 124, Northcroft Road, West Ealing, W13 9SU5 homes
completed
122, 122, Northcroft Road, West Ealing, W13 9SU5 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 9TA

Full postcodeW13 9TA
Postcode districtW13
BoroughLondon Borough of Ealing
WardNorthfield
Latitude51.499255
Longitude-0.317271
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