Southfield · Ealing · Ealing Central and Acton constituency · 51.49905, -0.26860

W4 5EZ— Southfield, Ealing

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

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 79/100Transport 48/100~3% yield · indicativeOnly 1 sales — thin data⚠ 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
35

The bottom line

W4 5EZ offers exceptional schools (100% Good/Outstanding) and low crime — 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 5EZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for W4 5EZ

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How W4 5EZ 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 · 7 min walk

KS2: 104.4

★★★

Secondary

Ark Soane Academy

Outstanding · Inspected Mar 2024 · 14 min walk

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 8 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chiswick Fire Station · 940m

Crime is 40% 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.

W4 district median

£700,000

Based on 323 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£17,905/m²
Price per ft²£1,663/ft²
Avg floor area80.9 m²

EPC breakdown

C
6%
D
14%
E
5%

Based on 25 properties · Confidence: medium

Street mix

Semi 3%Terraced 50%Flat 47%

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 yield858 kWh/kWp/yr
Rebuild cost estimate£202,250
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)
Roof(another dwelling above)
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

1996–2025 · CAGR

+9.8%

Total change

+1408%

Market Activity

Price Velocity & Acceleration

Current Velocity

+221.4%

per year

Acceleration

+281.43

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £350k–£400k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached2.8%
Terraced50%
Flat/maisonette47.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£90k£338k+277.7%1.8
Post-dot-com plateau2001–2004£218k£225k+3.4%1.8
Pre-crash peak2005–2007£370k£547k+48%2.7
GFC & correction2008–2010£393k£423k+7.6%2
Help-to-Buy recovery2014–2015£800k£925k+15.7%1.5
Pandemic surge2021–2021£1.02m£1.02m+0%1
Rate-rise correction2022–2023£1.20m£1.05m-12.5%1
Current market2024–2025£420k£1.35m+221.4%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.8% alpha

Weakest performer

Terraced

+2.5% alpha

Flat/maisonette+2.8% α
Local
10.8%
District
8%
Terraced+2.5% α
Local
12.8%
District
10.3%

CAGR over 9yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
5.8 min walk
South Acton

Nearby stations

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

31

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

2.2 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)

21

EV chargers (800m)

Total spaces (800m)70
Nearest car park389m
Santander docks (800m)0
Nearest cycle dock2.2 km

Nearby car parks

🅿️
Salisbury Street Car Park70 spaces· yes
744m

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: 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 — 3.4 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): 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 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

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 2.1 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 9.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

10

Restaurants (800m)

6

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

3

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketLidl · 933 m
1 tennis courts2 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

916m

Post office

Nearby shops

Marie's Store221 m
Gill's Food & Wine270 m
Sainsbury's Local370 m
Fenerbahce Food & Wine383 m

Nearby cafes

Mosaic Café Bistro417 m
Mint Cafe418 m
Kafe 23515 m
Starbucks617 m

Nearby restaurants

The Kitchen Network289 m
Le Vacherin423 m
Cucina China Buffet621 m
Pret A Manger627 m

Nearby pubs

The Swan264 m
The Stag292 m
The Bollo401 m
The Duke of Sussex437 m

Nearby gyms

Pure Gym668 m
Virgin Active680 m
Acton Centre816 m
The Arch Climbing Wall: Arch Acton901 m

Nearby pharmacies

Alisha Pharmacy366 m
Zahra Pharmacy869 m
Dillons Pharmacy872 m
Wellcare Pharmacy893 m

Nearby health

Acton Town Dental Practice355 m
Acton Lane Medical Centre360 m
Chiswick Park Dental Practice510 m
Lim Dental Practice897 m
Food hygiene (5-star)60% of 104

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

35

Investment score

Weak

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

Low gross yield (2.7%) 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
2.7% (low)London avg: 3.8%Below average yield — bottom 70%
Gentrification score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

54.9

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,698m
Crossrail 2 route7,859m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
3
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)
181
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)

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
FORMER WIMPEY/EVERSHED/VIGNOLES SITES, 74 & 94-112, FORMER WIMPEY/EVERSHED/VIGNOLES SITES, 74 & 94-112, ACTON LANE, W489 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

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Key facts for W4 5EZ

Full postcodeW4 5EZ
Postcode districtW4
BoroughLondon Borough of Ealing
WardSouthfield
Latitude51.499050
Longitude-0.268597
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
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