Northfield · Ealing · Ealing Southall constituency · 51.50013, -0.32515

W13 9UZ— Northfield, Ealing

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

The family fortress

 

Schools 100%Safety 84/100Transport 40/100Low yield 2.53%

Best for: Families, Owner-occupiers

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Lopsided profile — strong safety but weak transport

Liveability
66
Safety
84
Schools
60
Transport
40
Environment
72
Investment
36

The bottom line

W13 9UZ offers exceptional schools (100% Good/Outstanding), 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 9UZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+25.7% vs London avg
vs London crime-29.0% vs London avg

Deep-dive guides for W13 9UZ

🛡️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 9UZ 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

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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 54 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.1 incidents per 1,000 residents

Better than 66% of London
→ Stable

-37% vs borough

Crime by type

Other30%
Violence & sexual offences21%
Vehicle crime19%
Anti-social behaviour14%
Burglary10%
Drug offences4%
Robbery2%
Theft1%

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) · 1.5km

Crime is 29% below London average

Property

Prices, sales volume and market trends

Avg floor area92.1 m²

EPC breakdown

C
2%
D
7%
E
1%

Based on 10 properties · Confidence: medium

Street mix

Semi 8%Terraced 58%Flat 33%

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£230,250
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, 100 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

1995–2022 · CAGR

+7.6%

Total change

+617%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.4%

per year

Acceleration

-120.29

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached8.3%
Terraced58.3%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£133k£112k-15.8%1.5
Post-dot-com plateau2001–2004£225k£265k+17.6%2
Pre-crash peak2006–2007£408k£470k+15.3%2
GFC & correction2010–2012£400k£248k-38.1%1.7
Help-to-Buy recovery2015–2015£960k£960k+0%1
Brexit uncertainty2018–2018£700k£700k+0%1
Pandemic surge2020–2021£405k£910k+124.7%1
Rate-rise correction2022–2022£950k£950k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
8.8%
District
9.2%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

17out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Boston Manor Underground StationPiccadilly
6 min walk
Northfields Underground StationPiccadilly
9 min walk
South Ealing Underground StationPiccadilly
15 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
19 min walk
West EalingNational Rail
19 min walk
2 bus routes · 2 stops within 400m · 31 buses/hr peak

34

Walkability score

178

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge52 min ↑
Victoria ★38 min
Waterloo51 min ↑
Canary Wharf61 min ↑
City56 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

7

Car parks (800m)

24

EV chargers (800m)

Total spaces (800m)24
Nearest car park334m
Santander docks (800m)0
Nearest cycle dock6.1 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 waterLOW
Low
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: 11.2 km away✗ Not Green Belt✗ Not AONB52% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Syon Park SSSI — 2.9 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

9 min walk

55%

Recommend GP

55%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

1

Care homes (1km)

Nearest hospitalEaling Hospital · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Ealing Wine Co (638 m)

Nearest supermarketSainsbury's · 1.0 km
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

0

Libraries (1km)

1

Cinemas (2km)

381m

Post office

Nearby shops

News Express639 m
News 100645 m
Leonards News650 m
Delizia663 m

Nearby cafes

Humberto's Hut114 m
Manners Cafe378 m
no 6 coffee405 m
Cafe Nell653 m

Nearby restaurants

The Royal229 m
Nepal Authentic Dining317 m
Cathay Chief394 m
Mo's Restaurant638 m

Nearby pubs

Ealing Wine Co638 m
The Owl and the Pussycat648 m
Players682 m
Rara736 m

Nearby gyms

London Pilates 4U333 m
Elthorne Sports Centre407 m
Anytime Fitness1.1 km
Energym1.1 km

Nearby pharmacies

Pyramid Pharmacy406 m
Northfields Pharmacy654 m
Grosvenor Pharmacy1.1 km
Boots1.2 km

Nearby health

Elthorne Park Surgery411 m
Dentech Dental642 m
Puresmile Ealing668 m
Northfields Surgery673 m
Food hygiene (5-star)54% of 26

Business

Local businesses registered here

Active businesses
2
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

A

High street health

Registered businesses

ENGINEERIT SOLUTIONS LIMITED
TREVISTA PROPERTIES LIMITED

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 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 score18/100
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

37

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,626m
Crossrail 2 route11,391m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,379 nationally

1,755

Est. population

9,634/km²

61%

Employed

55%

Degree educated

£52,800

Median income

3.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

54

Community stability

Age profile

24%
14%
21%
22%
19%
Under 1824%
18–3414%
35–4921%
50–6422%
65+19%

Tenure

44%
31%
20%
Own outright44%
Own (mortgage)31%
Private rent20%
Social rent4%
Shared ownership1%

Ethnicity

52%
19%
14%
White British53%
White Other19%
Asian14%
Black5%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine12%
No car household19%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent20%
Social rent4%

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)
18
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
6
Local approval rate
0%
Borough approval rate
24%
Historic landfill (400m)
1
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)
8
Largest scheme
12 homes · FORMER GARAGE CORNER OF, FORMER GARAGE CORNER OF, MIDHURST ROAD, W13
Pipeline pressure
NONE

Named schemes (500m)

FORMER GARAGE CORNER OF, FORMER GARAGE CORNER OF, MIDHURST ROAD, W1312 homes
completed
Street Record, STATION YARD, Boston Manor Road, Brentford9 homes
completed
Rear of 312, Rear of 312, Boston Road, Well Meadow Road, Hanwell, W7 2AL6 homes
completed
23 Jersey Road, Balmoral Gardens4 homes
completed
Dart House, Dart House, Wellmeadow Road, Hanwell, W7 2AL3 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 9UZ

Full postcodeW13 9UZ
Postcode districtW13
BoroughLondon Borough of Ealing
WardNorthfield
Latitude51.500132
Longitude-0.325149
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