Northfield · Ealing · Ealing Southall constituency · 51.50241, -0.32661

W13 9UA— Northfield, Ealing

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

The family fortress

 

Schools 67%Safety 78/100Transport 30/100Low yield 2.53%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
61
Safety
78
Schools
100
Transport
30
Environment
55
Investment
35

The bottom line

W13 9UA 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: 50 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

W13 9UA

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 9UA

🛡️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

“The family fortress”

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How W13 9UA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Oaklands Primary School

Outstanding · Inspected May 2023 · 6 min walk

KS2: 107.5

—

Secondary

Elthorne Park High School

Not yet inspected · 4 min walk

P8: +0.48A8: 57.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 42 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)

0

Incidents (5yr)

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

Crime is 26% below London average

Property

Prices, sales volume and market trends

Avg floor area93.9 m²

EPC breakdown

C
2%
D
7%
E
7%
F
1%
G
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 67%Terraced 17%Detached 12%Flat 2%Other 2%

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£234,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,389
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.9%

Total change

+814%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.6%

per year

Acceleration

+24.09

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £450k–£500k · 41 sales

Property Type Mix

Total: 41 sales

Detached12.2%
Semi-detached68.3%
Terraced17.1%
Flat/maisonette2.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£105k£225k+114.3%2
Post-dot-com plateau2001–2003£275k£285k+3.6%2.3
Pre-crash peak2005–2007£315k£495k+57%2.7
GFC & correction2009–2012£345k£550k+59.4%1
Help-to-Buy recovery2013–2013£464k£464k+0%2
Brexit uncertainty2017–2019£727k£680k-6.4%1.7
Pandemic surge2020–2020£1.18m£1.18m+0%1
Rate-rise correction2022–2023£690k£735k+6.5%1.5
Current market2024–2024£960k£960k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.2% alpha

Semi-detached-1.2% α
Local
7.7%
District
8.9%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing23
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
9.2 min walk
West Ealing

Nearby stations

Boston Manor Underground StationPiccadilly
10 min walk
Northfields Underground StationPiccadilly
11 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
16 min walk
West EalingNational Rail
16 min walk
Hanwell Rail StationElizabeth line
17 min walk
No bus stops within 400m

33

Walkability score

163

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)

23

EV chargers (800m)

Total spaces (800m)24
Nearest car park162m
Santander docks (800m)0
Nearest cycle dock6.3 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: 11.2 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 70%
More green space than 94% 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

GROSVENOR HOUSE SURGERY

GROSVENOR HOUSE, 147 BROADWAY, WEST EALING, W13 9BE

10 min walk

78%

Recommend GP

78%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEaling Hospital · 1.4 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

44

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Grosvenor (485 m)

Nearest supermarketSainsbury's · 779 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)

638m

Post office

Nearby shops

The Boston News468 m
Oaklands Food And Wine474 m
British Food and Wine Store491 m
Harveen Food and Wine547 m

Nearby cafes

Humberto's Hut290 m
Cafe Nell577 m
Emath Cafe604 m
Manners Cafe636 m

Nearby restaurants

The Royal456 m
Boston Pizza472 m
New Shanghai Blues473 m
Kone486 m

Nearby pubs

The Grosvenor485 m
The Forester599 m
Ealing Wine Co609 m
The Owl and the Pussycat670 m

Nearby gyms

Elthorne Sports Centre413 m
London Pilates 4U586 m
Anytime Fitness816 m
Energym851 m

Nearby pharmacies

Pyramid Pharmacy134 m
Northfields Pharmacy574 m
Grosvenor Pharmacy797 m
Boots918 m

Nearby health

Elthorne Park Surgery153 m
Puresmile Ealing577 m
Dentech Dental601 m
Northfields Surgery608 m
Food hygiene (5-star)52% of 42

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

BLESS COMMUNITY CHURCH
COOPA LIMITED
SYSTONOMY LIMITED

Investment

Investment grade, yield and market outlook

35

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 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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

35.9

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,736m
Crossrail 2 route11,598m

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)
5
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
8
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)
17
Largest scheme
17 homes · 41, 41, MELBOURNE AVENUE, (FORMERLY 10, REGINA ROAD), W13
Pipeline pressure
NONE

Named schemes (500m)

FORMER GARAGE CORNER OF, FORMER GARAGE CORNER OF, MIDHURST ROAD, W1312 homes
completed
23 Jersey Road, Balmoral Gardens4 homes
completed
57 Woodstock Avenue, Woodstock Avenue, London, W13 9UQ3 homes
completed
78 Haslemere Avenue, Haslemere Avenue, London, W13 9UL2 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 9UA

Full postcodeW13 9UA
Postcode districtW13
BoroughLondon Borough of Ealing
WardNorthfield
Latitude51.502410
Longitude-0.326607
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