Ealing Broadway · Ealing · Ealing Central and Acton constituency · 51.51539, -0.30925

W5 2AF— Ealing Broadway, Ealing

Location and area intelligence for W5 2AF, Ealing Broadway, Ealing

The family fortress

 

Top 5% LondonSchools 100%Safety 77/100Transport 65/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Young professionals

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Strong, well-rated schools set this area apart

Liveability
75
Safety
77
Schools
95
Transport
65
Environment
48
Investment
49

The bottom line

W5 2AF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Young professionals.

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Location

W5 2AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.2% vs London avg
vs London crime-16.0% vs London avg

Deep-dive guides for W5 2AF

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

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“The family fortress”

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How W5 2AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Christ the Saviour Church of England Primary School

Good · Inspected Nov 2023 · 4 min walk

KS2: 108.3

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 15 min walk

P8: +1.41A8: 67.1

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

54.5 incidents per 1,000 residents

Better than 59% of London
↑ Rising 194.1%

-26% vs borough

Crime by type

Other24%
Violence & sexual offences22%
Burglary19%
Anti-social behaviour17%
Vehicle crime10%
Drug offences6%
Theft2%
Robbery0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 489m

Crime is 16% 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.

W5 district median

£571,875

Based on 428 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,691/m²
Price per ft²£622/ft²
Avg floor area68.4 m²

EPC breakdown

B
1%
C
39%
D
27%
E
2%

Based on 69 properties · Confidence: high

Street mix

Detached 7%Flat 93%

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 costVery High
Rebuild cost estimate£171,000
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingMostly double glazing
Council tax band Band DAnnual charge £1,955
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.7%

Total change

+600%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.1%

per year

Acceleration

-17.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 29 sales

Property Type Mix

Total: 29 sales

Detached6.9%
Flat/maisonette93.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£65k£119k+83.1%2
Post-dot-com plateau2001–2004£187k£246k+31.6%2
Pre-crash peak2005–2007£250k£285k+14%1.7
GFC & correction2008–2008£245k£245k+0%1
Help-to-Buy recovery2014–2016£486k£540k+11.1%1
Brexit uncertainty2018–2019£520k£300k-42.3%1
Pandemic surge2021–2021£450k£450k+0%1
Rate-rise correction2022–2023£445k£490k+10.1%1.5
Current market2025–2025£455k£455k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
7.4%
District
6.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Ealing Broadway226 line
6 min walk
Ealing Broadway

Nearby stations

Ealing Broadway Rail StationGreat Western Railway · Elizabeth line
7 min walk
Ealing BroadwayNational Rail
7 min walk
Ealing Broadway Underground StationCentral · District
7 min walk
West Ealing Rail StationElizabeth line · Great Western Railway
10 min walk
North Ealing Underground StationPiccadilly
18 min walk
No bus stops within 400m

54

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge44 min ↑
Victoria45 min ↑
Waterloo ★41 min
Canary Wharf44 min ↓
City44 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

12

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)733
Nearest car park175m
Santander docks (800m)0
Nearest cycle dock5.2 km

Nearby car parks

🅿️
Springbridge Road480 spaces
282m
🅿️
Arcadia Centre75 spaces
402m
🅿️
Arden Road Car Park29 spaces
531m

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: 9.9 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Syon Park SSSI — 4.4 km

Energy

Solar: 855 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Very High

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

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 costVery High

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GORDON HOUSE SURGERY

MATTOCK LANE HEALTH CTR, 78 MATTOCK LANE, WEST EALING, W13 9NZ

9 min walk

76%

Recommend GP

76%

Overall GP experience

6

GPs within 1km

5

Dentists within 1km

6

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

60

Restaurants (800m)

25

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

5

Gyms (1km)

14

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Shanakee (462 m)

Nearest supermarketTian Tian Market · 303 m
8 tennis courts1 swimming pools

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)

543m

Post office

Nearby shops

Reineta265 m
The Bakers365 m
Swami380 m
Deli Polonia454 m

Nearby cafes

Yayaka220 m
Kids#1229 m
Mooboo288 m
Artisan308 m

Nearby restaurants

Pasta Remoli245 m
Rayuela275 m
Franco Manca304 m
Las Iguanas313 m

Nearby pubs

The Shanakee462 m
The Drapers Arms501 m
Laine Brewing Company508 m
The North Star541 m

Nearby gyms

Triyoga193 m
Gymbox266 m
PureGym564 m
Nuffield Health571 m

Nearby pharmacies

Savers350 m
D L Lewis499 m
Superdrug522 m
Boots559 m

Nearby health

Luxmedica432 m
Dental Gallery587 m
Clinica Private Healthcare702 m
Gordon House Surgery735 m
Food hygiene (5-star)61% of 206

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

E

High street health

Investment

Investment grade, yield and market outlook

49

Investment score

Moderate

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

Avg monthly rent
£1,569London avg: £1,950/mo
Gross yield
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score32/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

64.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,675m
Crossrail 2 route11,201m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,171 nationally

1,834

Est. population

7,190/km²

71%

Employed

64%

Degree educated

£50,900

Median income

3.6%

Claimant rate

Urban coreHigh densityYoung professionals

30

Community stability

Age profile

15%
33%
25%
15%
Under 1815%
18–3433%
35–4925%
50–6415%
65+12%

Tenure

20%
18%
54%
Own outright20%
Own (mortgage)18%
Private rent54%
Social rent8%
Shared ownership1%
Rent free0%

Ethnicity

30%
34%
17%
White British30%
White Other34%
Asian17%
Black3%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine12%
No car household47%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent54%
Social rent8%

vs. London

Income vs London+21.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
9
Major developments (800m)
2
Planning apps (12 months)
1
Planning apps (3 years)
22
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)
29
Largest scheme
697 homes · LAND AT DICKENS YARD & CHURCH 2-12, LAND AT DICKENS YARD & CHURCH 2-12, NEW BROADWAY, Ealing, W5 2XA
Pipeline pressure
NONE

Named schemes (500m)

LAND AT DICKENS YARD & CHURCH 2-12, LAND AT DICKENS YARD & CHURCH 2-12, NEW BROADWAY, Ealing, W5 2XA697 homes
completed
Former Ealing Cinema Site 59-63 New Broadway, Former Ealing Cinema, 59-63 and Rear of 49 and 55, New Broadway, London, W5 5AH161 homes
completed
Westel House, Westel House 32-38, Uxbridge Road, London, W5 2BS129 homes
completed
Dickens Yard And The Church Of Christ The Saviour, Dickens Yard and The Church of Christ the Saviour, New Broadway, London, W5 2XA22 homes
completed
8,9 & 10, 8,9 & 10, MATTOCK LANE, W516 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
12.6%
Election year
2026
MP
Dr Rupa Huq (Labour)
MP majority
13,995
Constituency
Ealing Central and Acton

Councillors

Julian GallantConservative
Sean HanrahanConservative
Adam KeenanLib Dems

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Key facts for W5 2AF

Full postcodeW5 2AF
Postcode districtW5
BoroughLondon Borough of Ealing
WardEaling Broadway
Latitude51.515389
Longitude-0.309255
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