Ealing Common · Ealing · Ealing Central and Acton constituency · 51.51311, -0.29255

W5 2EL— Ealing Common, Ealing

Location and area intelligence for W5 2EL, Ealing Common, Ealing

The family fortress

 

Schools 100%Safety 70/100Transport 47/100Low yield 3.29%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
62
Safety
70
Schools
100
Transport
47
Environment
48
Investment
60

The bottom line

W5 2EL offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

W5 2EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London crime+39.0% vs London avg

Deep-dive guides for W5 2EL

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How W5 2EL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Holy Family Catholic Primary School

Outstanding · Inspected May 2024 · 14 min walk

KS2: 111.5

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 8 min walk

P8: +1.41A8: 67.1

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

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 21 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.1 incidents per 1,000 residents

Higher crime than 68% of London
↑ Rising 332.4%

+23% vs borough

Crime by type

Other30%
Anti-social behaviour23%
Violence & sexual offences21%
Vehicle crime11%
Burglary8%
Drug offences4%
Theft3%
Robbery1%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

93

Road safety score

7

Accidents (5yr)

4

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 1.3km

Crime is +39% above London average

Property

Prices, sales volume and market trends

Avg floor area294 m²

EPC breakdown

C
2%

Based on 2 properties · Confidence: very_low

Street mix

Detached 100%

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 costVery High
Rebuild cost estimate£735,000
Rebuild cost per m²£2,500/m²

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

Council tax band Band EAnnual charge £2,389
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2008 · CAGR

+17.2%

Total change

+471%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.9%

per year

Acceleration

+10.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £400k–£450k · 7 sales

Property Type Mix

Total: 7 sales

Detached100%

By decade

1990s

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£175k£325k+85.7%2
Post-dot-com plateau2002–2003£735k£820k+11.6%1
GFC & correction2008–2008£1.00m£1.00m+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+63.8% alpha

Detached+63.8% α
Local
85.7%
District
21.9%

CAGR over 1yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Ealing Common Underground StationDistrict line
5.3 min walk
Ealing Broadway

Nearby stations

Ealing Common Underground StationDistrict · Piccadilly
6 min walk
North Ealing Underground StationPiccadilly
7 min walk
Ealing Broadway Underground StationCentral · District
8 min walk
Ealing Broadway Rail StationElizabeth line · Great Western Railway
8 min walk
Ealing BroadwayNational Rail
8 min walk
No bus stops within 400m

38

Walkability score

75

Footpaths (500m)

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★45 min
Waterloo45 min ↑
Canary Wharf47 min ↑
City48 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

3

Car parks (800m)

11

EV chargers (800m)

Total spaces (800m)75
Nearest car park653m
Santander docks (800m)0
Nearest cycle dock4.1 km

Nearby car parks

🅿️
Arcadia Centre75 spaces
798m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.7 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Syon Park SSSI — 4.3 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): 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 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

20 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 952 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

8

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

29

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Sir Michael Balcon (438 m)

Nearest supermarketLittle Waitrose · 381 m
22 tennis courts3 swimming pools4 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)

569m

Post office

Nearby shops

Queens426 m
My Mini Mix435 m
Ealing International Food Centre436 m
Rolling Oats443 m

Nearby cafes

11 Coffee & Co450 m
Kishmish453 m
Costa511 m
Starbucks524 m

Nearby restaurants

Indian Villa430 m
Chicken Valley455 m
Nando's455 m
W5 Kebab468 m

Nearby pubs

The Sir Michael Balcon438 m
The Greystoke462 m
The Lodge Tavern491 m
Jono's Bar510 m

Nearby gyms

YMCA Ealing170 m
Ealing Lawn Tennis Club405 m
Springfield Acton Bowls Club551 m
Ealing Cricket Club709 m

Nearby pharmacies

iCare Pharmacy441 m
D L Lewis720 m
Boots742 m
Superdrug751 m

Nearby health

W5 Dental Care408 m
North Ealing Dental Care541 m
Dental Gallery600 m
Atrium Clinic857 m
Food hygiene (5-star)56% of 50

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

60

Investment score

Good

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

38.8

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,491m
Crossrail 2 route10,056m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,341 nationally

1,775

Est. population

8,329/km²

70%

Employed

65%

Degree educated

3.6%

Claimant rate

Inner cityHigh densityYoung professionals

26

Community stability

Age profile

16%
35%
27%
13%
Under 1816%
18–3435%
35–4927%
50–6413%
65+9%

Tenure

13%
19%
57%
Own outright14%
Own (mortgage)19%
Private rent57%
Social rent7%
Shared ownership3%
Rent free0%

Ethnicity

31%
31%
18%
White British31%
White Other31%
Asian18%
Black6%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine11%
No car household43%
Unemployed5%
No qualifications7%

Housing tenure (Census 2021)

Private rent57%
Social rent7%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
25
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
12
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
77
Largest scheme
51 homes · Former Webbs Garden Centre, Former Webbs Garden Centre, Hanger Lane, London, W5 3HJ
Pipeline pressure
NONE

Named schemes (500m)

Former Webbs Garden Centre, Former Webbs Garden Centre, Hanger Lane, London, W5 3HJ51 homes
completed
81,83,85 Madeley Road, 81 - 85 and 58 - 62, Hanger Lane, London, W5 2JH50 homes
completed
11-12, 11-12, HANGER LANE, W539 homes
completed
15 Hanger Lane, Hanger Lane, London, W5 3HH37 homes
completed
9-10, 9-10, NORTH COMMON ROAD, W5 2QB23 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
14.9%
Election year
2026
MP
Dr Rupa Huq (Labour)
MP majority
13,995
Constituency
Ealing Central and Acton

Councillors

Jon BallLib Dems
Connie HerschLib Dems
Lakhbir SinghLib Dems

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Key facts for W5 2EL

Full postcodeW5 2EL
Postcode districtW5
BoroughLondon Borough of Ealing
WardEaling Common
Latitude51.513106
Longitude-0.292550
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
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TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
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