Ealing Broadway · Ealing · Ealing Central and Acton constituency · 51.51806, -0.30446

W5 2RR— Ealing Broadway, Ealing

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

The practical family move

 

Schools 100%Safety 55/100Transport 57/100Low yield 3.29%

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
65
Safety
55
Schools
95
Transport
57
Environment
43
Investment
57

The bottom line

W5 2RR offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

W5 2RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+188.0% vs London avg

Deep-dive guides for W5 2RR

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

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How W5 2RR 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 · 6 min walk

KS2: 108.3

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 10 min walk

P8: +1.41A8: 67.1

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 · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

187.2 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 370.8%

+156% vs borough

Crime by type

Other33%
Anti-social behaviour19%
Violence & sexual offences18%
Theft7%
Vehicle crime6%
Burglary6%
Drug offences5%
Robbery5%

Stop & search

5.0

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 934m

Crime is +188% above London average

Property

Prices, sales volume and market trends

Avg floor area141.9 m²

EPC breakdown

B
2%
C
5%
D
5%
E
3%
F
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 19%Detached 69%Other 13%

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£354,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,389
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2023 · CAGR

+2.7%

Total change

+100%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.0%

per year

Acceleration

+72.00

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £700k+ · 14 sales

Property Type Mix

Total: 14 sales

Detached78.6%
Semi-detached21.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£750k£835k+11.3%1
Post-dot-com plateau2001–2004£928k£675k-27.2%1.5
Pre-crash peak2006–2007£1.20m£1.61m+33.9%1
GFC & correction2010–2010£1.36m£1.36m+0%1
Help-to-Buy recovery2015–2015£2.52m£2.52m+0%1
Brexit uncertainty2018–2018£2.26m£2.26m+0%2
Pandemic surge2021–2021£1.20m£1.20m+0%1
Rate-rise correction2023–2023£1.50m£1.50m+0%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+-0.3% alpha

Detached-0.3% α
Local
5.4%
District
5.7%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Ealing Broadway Underground StationCentral · District
5 min walk
Ealing Broadway Rail StationGreat Western Railway · Elizabeth line
5 min walk
Ealing BroadwayNational Rail
5 min walk
North Ealing Underground StationPiccadilly
14 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
15 min walk
No bus stops within 400m

56

Walkability score

101

Footpaths (500m)

0

Santander docks (800m)

5.0 km

Nearest cycle dock

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

9

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)680
Nearest car park183m
Santander docks (800m)0
Nearest cycle dock5.0 km

Nearby car parks

🅿️
Springbridge Road480 spaces
409m
🅿️
Arcadia Centre75 spaces
464m

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: 9.5 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Syon Park SSSI — 4.7 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

15 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 611 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

64

Restaurants (800m)

30

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

8

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Haven Arms (332 m)

Nearest supermarketM&S Food · 404 m
2 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

1

Nightclubs

1

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

583m

Post office

Nearby shops

Tesco Express286 m
Select Express342 m
Haven News364 m
WHSmith413 m

Nearby cafes

Steak on the Green289 m
Electric Coffee Company331 m
SSAL Factory350 m
Loretta374 m

Nearby restaurants

Rosa's Thai Cafe299 m
Wine & Mousaka300 m
Haven Grill306 m
Slim Chickens311 m

Nearby pubs

The Haven Arms332 m
The Wheatsheaf339 m
The Shanakee380 m
Laine Brewing Company452 m

Nearby gyms

Gymbox453 m
Ealing Cricket Club499 m
Triyoga517 m
PureGym659 m

Nearby pharmacies

D L Lewis314 m
Savers600 m
Superdrug623 m
Boots666 m

Nearby health

Dental Gallery493 m
Luxmedica592 m
Cygnet Hospital Ealing611 m
Food hygiene (5-star)57% of 230

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

57

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 score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

49.5

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,393m
Crossrail 2 route11,043m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,493 nationally

1,811

Est. population

6,863/km²

63%

Employed

64%

Degree educated

3.5%

Claimant rate

Inner cityMedium densityYoung professionals

33

Community stability

Age profile

17%
26%
25%
19%
13%
Under 1817%
18–3426%
35–4925%
50–6419%
65+13%

Tenure

21%
15%
45%
19%
Own outright21%
Own (mortgage)15%
Private rent46%
Social rent19%
Shared ownership0%

Ethnicity

34%
20%
18%
14%
White British34%
White Other20%
Asian18%
Black5%
Mixed8%
Other14%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine10%
No car household45%
Unemployed7%
No qualifications9%

Housing tenure (Census 2021)

Private rent46%
Social rent19%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
16
Live planning apps (800m)
32
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
7
Major developments (800m)
2
Planning apps (12 months)
1
Planning apps (3 years)
26
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)
99
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)

Moullin Hostel, 24-26, Mount Park Road, London, W5 2RT30 homes
completed
OLD PEOPLES HOME, CECIL COURT, 71-75, OLD PEOPLES HOME, CECIL COURT, 71-75, EATON RISE, W530 homes
completed
19, 19, Montpelier Road, Ealing, W5 2QT17 homes
completed
47-49, 47-49, PARK VIEW ROAD, W515 homes
completed
40-42 Castlebar Road, 40-42, Castlebar Road, London, W5 2DD8 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 2RR

Full postcodeW5 2RR
Postcode districtW5
BoroughLondon Borough of Ealing
WardEaling Broadway
Latitude51.518062
Longitude-0.304457
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