Ealing Broadway · Ealing · Ealing Central and Acton constituency · 51.52193, -0.30635

W5 2HB— Ealing Broadway, Ealing

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

The practical family move

 

Schools 100%Safety 78/100Transport 49/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
63
Safety
78
Schools
100
Transport
49
Environment
43
Investment
47

The bottom line

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

The catch: 53 min to waterloo — above average for this zone.

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Location

W5 2HB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.2% vs London avg
vs London crime-38.0% vs London avg

Deep-dive guides for W5 2HB

🛡️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🔒 Very Safe

“The practical family move”

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How W5 2HB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Gregory's Catholic Primary School

Not yet inspected · 3 min walk

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 12 min walk

P8: +1.41A8: 67.1

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.3 incidents per 1,000 residents

Better than 71% of London
↑ Rising 281.3%

from a low base — still below London average

-45% vs borough

Crime by type

Other28%
Violence & sexual offences25%
Anti-social behaviour21%
Burglary15%
Vehicle crime8%
Drug offences2%
Robbery2%
Theft0%

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: Ealing Fire Station (G25) · 1.2km

Crime is 38% 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£5,850/m²
Price per ft²£543/ft²
Avg floor area61.7 m²

EPC breakdown

C
18%
D
9%
E
4%
F
4%

Based on 35 properties · Confidence: high

Street mix

Detached 2%Flat 98%

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£154,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band EAnnual charge £2,389
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4.5%

Total change

+279%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.4%

per year

Acceleration

-0.81

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £500k–£600k · 55 sales

Property Type Mix

Total: 55 sales

Detached1.8%
Flat/maisonette98.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£95k£190k+101.1%2.7
Post-dot-com plateau2001–2004£147k£195k+33.1%1.8
Pre-crash peak2005–2007£239k£210k-12.2%2.3
GFC & correction2008–2012£375k£315k-16%2.4
Help-to-Buy recovery2013–2016£262k£563k+114.9%1.3
Brexit uncertainty2018–2018£310k£310k+0%1
Pandemic surge2020–2021£535k£433k-19.1%2
Rate-rise correction2022–2023£432k£395k-8.6%1.5
Current market2025–2025£358k£358k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
5.8%
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 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Ealing Broadway226 line
9.9 min walk
Ealing Broadway

Nearby stations

Ealing Broadway Underground StationCentral · District
11 min walk
Ealing Broadway Rail StationGreat Western Railway · Elizabeth line
11 min walk
Ealing BroadwayNational Rail
11 min walk
North Ealing Underground StationPiccadilly
16 min walk
Hanger Lane Underground StationCentral
16 min walk
No bus stops within 400m

9

Walkability score

13

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria57 min ↑
Waterloo ★53 min
Canary Wharf56 min ↑
City57 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)

5

EV chargers (800m)

Total spaces (800m)15
Nearest car park449m
Santander docks (800m)0
Nearest cycle dock5.2 km

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: 13.0 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: 9.7 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 52%
Less green space than 83% of London

Nearest SSSI: Syon Park SSSI — 5.1 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

THE AVENUE SURGERY

102 THE AVENUE, WEST EALING, W13 8LA

12 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

5

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 642 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Village Inn (666 m)

No restaurants within 800m — nearest: GrillVille (679 m)

Nearest supermarketTian Tian Market · 925 m
4 tennis courts1 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)

677m

Post office

Nearby shops

Hook and Cleaver708 m
Tesco Express725 m
Pitshanger Village Bakery734 m
Co-op Food744 m

Nearby cafes

West Side Cafe and Sandwich Bar712 m
Cinnamon715 m
Steak on the Green728 m
Electric Coffee Company776 m

Nearby restaurants

GrillVille679 m
Pizza House699 m
Golden Dragon709 m
Atlantis720 m

Nearby pubs

Village Inn666 m
The Wheatsheaf713 m
The Haven Arms714 m
The Shanakee829 m

Nearby gyms

Ealing Cricket Club719 m
The Brentham Club799 m
Gymbox870 m
Triyoga898 m

Nearby pharmacies

Ealing Pharmacy670 m
D L Lewis758 m
Savers1.0 km
Superdrug1.1 km

Nearby health

Cygnet Hospital Ealing642 m
Pitshanger Dental786 m
St Mark's Medical Centre855 m
Dental Gallery938 m
Food hygiene (5-star)67% of 24

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

47

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 score16/100
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

55.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,602m
Crossrail 2 route11,359m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,133 nationally

1,513

Est. population

6,274/km²

66%

Employed

68%

Degree educated

£50,900

Median income

3.4%

Claimant rate

Inner cityMedium densityYoung professionals

33

Community stability

Age profile

18%
22%
26%
17%
17%
Under 1818%
18–3422%
35–4926%
50–6417%
65+17%

Tenure

23%
18%
49%
Own outright23%
Own (mortgage)18%
Private rent49%
Social rent9%
Shared ownership0%

Ethnicity

33%
27%
18%
White British33%
White Other27%
Asian19%
Black8%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine10%
No car household39%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent49%
Social rent9%

vs. London

Income vs London+21.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
24
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)
8
Largest scheme
30 homes · Moullin Hostel, 24-26, Mount Park Road, London, W5 2RT
Pipeline pressure
NONE

Named schemes (500m)

OLD PEOPLES HOME, CECIL COURT, 71-75, OLD PEOPLES HOME, CECIL COURT, 71-75, EATON RISE, W530 homes
completed
Moullin Hostel, 24-26, Mount Park Road, London, W5 2RT30 homes
completed
Servite House 45, Servite House 45, Queens Walk, W5 1TL18 homes
completed
19, 19, Montpelier Road, Ealing, W5 2QT17 homes
completed
5, 5, Mount Avenue, Ealing, W5 1QB11 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 2HB

Full postcodeW5 2HB
Postcode districtW5
BoroughLondon Borough of Ealing
WardEaling Broadway
Latitude51.521929
Longitude-0.306346
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