Northfield · Ealing · Ealing Southall constituency · 51.50277, -0.32540

W13 9TS— Northfield, Ealing

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

The family fortress

 

Schools 67%Safety 78/100Transport 30/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
63
Safety
78
Schools
40
Transport
30
Environment
54
Investment
29

The bottom line

W13 9TS offers low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 50 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

W13 9TS

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-26.0% vs London avg

Deep-dive guides for W13 9TS

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

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Postcode Personality

🎓 Good Schools🌿 Green Lung🔒 Very Safe

“The family fortress”

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How W13 9TS 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 · 5 min walk

KS2: 107.0

—

Secondary

Elthorne Park High School

Not yet inspected · 5 min walk

P8: +0.48A8: 57.3

67% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Below London average

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 43 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.0 incidents per 1,000 residents

Better than 64% of London
↑ Rising 1560.0%

from a low base — still below London average

-34% vs borough

Crime by type

Vehicle crime25%
Anti-social behaviour22%
Other22%
Violence & sexual offences22%
Burglary7%
Drug offences1%
Theft1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

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

Crime is 26% 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£8,760/m²
Price per ft²£814/ft²
Avg floor area132.5 m²

EPC breakdown

C
3%
D
5%
E
3%
F
2%

Based on 13 properties · Confidence: medium

Street mix

Semi 35%Terraced 50%Detached 15%

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£331,250
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)
RoofPitched, 50 mm loft insulation
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

+8.2%

Total change

+966%

Market Activity

Price Velocity & Acceleration

Current Velocity

+42.1%

per year

Acceleration

+62.64

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £600k–£700k · 20 sales

Property Type Mix

Total: 20 sales

Detached15%
Semi-detached35%
Terraced50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£106k£305k+187.7%1
Post-dot-com plateau2002–2002£428k£428k+0%1
Pre-crash peak2005–2005£425k£425k+0%2
GFC & correction2008–2010£443k£624k+41%1.7
Help-to-Buy recovery2013–2016£610k£1.32m+117.2%1.3
Pandemic surge2021–2021£1.00m£1.00m+0%3
Rate-rise correction2023–2023£795k£795k+0%2
Current market2025–2025£1.13m£1.13m+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.7% alpha

Terraced-1.7% α
Local
-0.5%
District
1.2%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Boston Manor Underground StationPiccadilly line
9.5 min walk
West Ealing

Nearby stations

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

36

Walkability score

189

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria ★50 min
Waterloo57 min ↑
Canary Wharf60 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

11

Car parks (800m)

28

EV chargers (800m)

Total spaces (800m)24
Nearest car park123m
Santander docks (800m)0
Nearest cycle dock6.2 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 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: 11.1 km away✗ Not Green Belt✗ Not AONB40% green spaceTree canopy: 70%
More green space than 92% of London

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): 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

6 min walk

55%

Recommend GP

55%

Overall GP experience

3

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEaling Hospital · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

15

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Grosvenor (467 m)

Nearest supermarketSainsbury's · 731 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

674m

Post office

Nearby shops

Oaklands Food And Wine461 m
Leonards News488 m
Northfields Food & Wine498 m
Cargills512 m

Nearby cafes

Humberto's Hut274 m
Cafe Nell484 m
Creperie Cila584 m
The Lounge by Yoga Whites597 m

Nearby restaurants

Mama's486 m
Happy Garden496 m
Bella Mira Cafe501 m
The Thai Forester503 m

Nearby pubs

The Grosvenor467 m
The Forester511 m
Ealing Wine Co518 m
The Owl and the Pussycat583 m

Nearby gyms

Elthorne Sports Centre503 m
London Pilates 4U624 m
Anytime Fitness769 m
Energym808 m

Nearby pharmacies

Pyramid Pharmacy144 m
Northfields Pharmacy481 m
Grosvenor Pharmacy778 m
Boots862 m

Nearby health

Elthorne Park Surgery126 m
Puresmile Ealing484 m
Dentech Dental509 m
Northfields Surgery515 m
Food hygiene (5-star)59% of 66

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

GALOR PERSONAL CHEF SERVICE LIMITED
HOYLERS GOOD HOMES LIMITED
ORPEN DESIGN SOLUTIONS LIMITED
PROCYON CONSULTING LTD
WEST 7 POST PRODUCTION LIMITED

+2 more

Investment

Investment grade, yield and market outlook

29

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

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

8/100

Velocity score

Future outlook

49.4

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,654m
Crossrail 2 route11,543m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,334 nationally

1,728

Est. population

12,603/km²

64%

Employed

62%

Degree educated

£52,800

Median income

3.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

25%
13%
24%
21%
16%
Under 1826%
18–3413%
35–4924%
50–6421%
65+16%

Tenure

40%
41%
17%
Own outright40%
Own (mortgage)41%
Private rent17%
Social rent3%
Shared ownership1%

Ethnicity

51%
21%
15%
White British51%
White Other21%
Asian15%
Black3%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine10%
No car household20%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent17%
Social rent3%

vs. London

Income vs London+25.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
11
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)
22
Largest scheme
24 homes · CHAUCER HOUSE, CHAUCER HOUSE, LEELAND TERRACE, W13 9HW
Pipeline pressure
NONE

Named schemes (500m)

FORMER GARAGE CORNER OF, FORMER GARAGE CORNER OF, MIDHURST ROAD, W1312 homes
completed
56-60, 56-60, Northfield Road, West Ealing, W13 9SY9 homes
completed
23 Jersey Road, Balmoral Gardens4 homes
completed
57 Woodstock Avenue, Woodstock Avenue, London, W13 9UQ3 homes
completed
80 Haslemere Avenue, Haslemere Avenue, London, W13 9UL2 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 9TS

Full postcodeW13 9TS
Postcode districtW13
BoroughLondon Borough of Ealing
WardNorthfield
Latitude51.502770
Longitude-0.325398
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