Southfield · Ealing · Ealing Central and Acton constituency · 51.49942, -0.26894

W4 5BD— Southfield, Ealing

Location and area intelligence for W4 5BD, Southfield, Ealing

The prestige address

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 48/100Low yield 1.54%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
71
Safety
79
Schools
100
Transport
48
Environment
60
Investment
40

The bottom line

W4 5BD offers exceptional schools (100% Good/Outstanding) and low crime at £1,225,000 median — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W4 5BD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+135.6% vs London avg
vs London income+28.3% vs London avg
vs London crime-40.0% vs London avg

Deep-dive guides for W4 5BD

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

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“The prestige address”

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How W4 5BD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Acton Gardens Primary School

Not yet inspected · Inspected May 2025 · 6 min walk

KS2: 104.4

★★★

Secondary

Ark Soane Academy

Outstanding · Inspected Mar 2024 · 13 min walk

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.1 incidents per 1,000 residents

Better than 72% of London
↑ Rising 406.7%

from a low base — still below London average

-47% vs borough

Crime by type

Other34%
Violence & sexual offences25%
Anti-social behaviour16%
Vehicle crime13%
Robbery4%
Burglary4%
Theft3%
Drug offences1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chiswick Fire Station · 981m

Crime is 40% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,225,000

Median sale price

Top 10% — 136% above London median

£1,225,000 is 136% above the London median (£520,000)

+21.5%

This year

Terraced

Dominant type

Price history

5-year change
+45.7%
Sales (24 months)6
New build0.0%
Avg terraced£1,347,500
Avg flat£568,000
Price per m²£12,963/m²
Price per ft²£1,204/ft²
Avg floor area90.3 m²

EPC breakdown

C
7%
D
21%
E
3%
F
1%

Based on 32 properties · Confidence: high

Street mix

Semi 2%Terraced 55%Flat 44%

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

Stamp duty

Standard buyer£63,750
First-time buyerFTB
£63,750
Additional propertyBTL/2nd
£100,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

22.7×

Price-to-income

£6,128/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£225,750
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 DAnnual charge £1,955
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.3%

Total change

+798%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.1%

per year

Acceleration

-68.15

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 66 sales

Property Type Mix

Total: 66 sales

Semi-detached1.5%
Terraced54.5%
Flat/maisonette43.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£154k£173k+12.2%3.5
Post-dot-com plateau2001–2004£285k£430k+50.9%3.2
Pre-crash peak2005–2007£328k£465k+42%3.3
GFC & correction2009–2012£339k£805k+137.8%1.2
Help-to-Buy recovery2013–2014£648k£500k-22.8%1.5
Brexit uncertainty2017–2019£588k£679k+15.5%1.7
Pandemic surge2020–2020£951k£951k+0%2
Rate-rise correction2022–2022£710k£710k+0%1
Current market2024–2026£676k£1.39m+104.9%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Weakest performer

Terraced

+0.1% alpha

Flat/maisonette+0.6% α
Local
9.8%
District
9.2%
Terraced+0.1% α
Local
7.1%
District
7%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

16out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
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
Chiswick Park Underground StationDistrict line
6.3 min walk
South Acton

Nearby stations

South Acton Rail StationMildmay
1 min walk
South ActonNational Rail
1 min walk
Chiswick Park Underground StationDistrict
7 min walk
Acton Town Underground StationPiccadilly · District
11 min walk
Gunnersbury Underground StationDistrict
12 min walk
No bus stops within 400m

31

Walkability score

80

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria ★34 min
Waterloo49 min ↑
Canary Wharf57 min ↑
City52 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

4

Car parks (800m)

20

EV chargers (800m)

Total spaces (800m)70
Nearest car park383m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Salisbury Street Car Park70 spaces· yes
707m

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: 9.0 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: 7.4 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.5 km

Energy

Solar: 858 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 3

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 yield858.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE WESTWAY SURGERY

13 WESTWAY, SHEPHERDS BUSH, W12 0PT

28 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

12

Dentists within 1km

1

Care homes (1km)

Nearest hospitalClayponds Hospital · 2.1 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 9.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

10

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

4

Gyms (1km)

6

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Swan (305 m)

Nearest supermarketLidl · 889 m
1 swimming pools1 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)

964m

Post office

Nearby shops

Marie's Store264 m
Gill's Food & Wine284 m
Sainsbury's Local322 m
Fenerbahce Food & Wine362 m

Nearby cafes

Mint Cafe370 m
Mosaic Café Bistro396 m
Kafe 23525 m
Hothouse Cafe730 m

Nearby restaurants

The Kitchen Network305 m
Le Vacherin470 m
Pret A Manger634 m
Gochisou643 m

Nearby pubs

The Swan305 m
The Stag315 m
The Bollo436 m
The Duke of Sussex484 m

Nearby gyms

Virgin Active693 m
Pure Gym706 m
Acton Centre779 m
The Arch Climbing Wall: Arch Acton867 m

Nearby pharmacies

Alisha Pharmacy348 m
Dillons Pharmacy826 m
Zahra Pharmacy830 m
Wellcare Pharmacy849 m

Nearby health

Acton Town Dental Practice307 m
Acton Lane Medical Centre343 m
Chiswick Park Dental Practice555 m
Lim Dental Practice867 m
Food hygiene (5-star)59% of 106

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

40

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.5%) 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
1.5% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

61

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,723m
Crossrail 2 route7,899m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 24,304 nationally

1,945

Est. population

17,731/km²

72%

Employed

66%

Degree educated

£53,900

Median income

3.9%

Claimant rate

SuburbanVery high densityEstablished mixed

39

Community stability

Age profile

20%
26%
27%
17%
Under 1820%
18–3426%
35–4927%
50–6417%
65+10%

Tenure

20%
29%
40%
Own outright20%
Own (mortgage)29%
Private rent40%
Social rent11%
Shared ownership0%

Ethnicity

50%
23%
White British50%
White Other23%
Asian9%
Black8%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine10%
No car household41%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent40%
Social rent11%

vs. London

Income vs London+28.3%
Price vs London+135.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
19
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
179
Largest scheme
308 homes · Phase 6 Of The South Acton Estate, Phase 6, South Acton Estate, Bollo Bridge Road, London, W3 8DA
Pipeline pressure
NONE

Named schemes (500m)

Phase 6 Of The South Acton Estate, Phase 6, South Acton Estate, Bollo Bridge Road, London, W3 8DA308 homes
completed
South Acton Estate Phase 1(2.3), Phase 1 (2.3), Land adj to, Bollo Bridge Road167 homes
completed
Phases 2.1 part of South Acton Estate, Phases 2.1 part of South Acton Estate, Stanley Road, Palmerston Road, All Saints Road, Acton, W3129 homes
completed
South Acton Estate Phase 1 (2.2), South Acton Estate Phase 1 (2.2), Palmerston Road, Acton, W3 8TL125 homes
completed
Site Of The Former Blackmore Tower,, Acton GardenPhase 2 Former Blackmore Tower (Liberty Quarter), Stanley Road, London, W3 8UE106 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
16.2%
Election year
2026
MP
Dr Rupa Huq (Labour)
MP majority
13,995
Constituency
Ealing Central and Acton

Councillors

Gary BusuttilLib Dems
Gary MalcolmLib Dems
Andrew SteedLib Dems

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,225,000)

£63,750

Standard buyer

£63,750

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for W4 5BD

Full postcodeW4 5BD
Postcode districtW4
BoroughLondon Borough of Ealing
WardSouthfield
Latitude51.499424
Longitude-0.268943
Parliamentary constituencyEaling Central and Acton
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