Northfield · Ealing · Ealing Southall constituency · 51.49343, -0.31002

W5 4BB— Northfield, Ealing

Location and area intelligence for W5 4BB, Northfield, Ealing

Strong, well-rated schools nearby

 

Schools 100%Safety 85/100Transport 36/100Low yield 3.31%

Best for: Families

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
64
Safety
85
Schools
60
Transport
36
Environment
62
Investment
39

The bottom line

W5 4BB offers exceptional schools (100% Good/Outstanding) and low crime at £568,750 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

W5 4BB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+9.4% vs London avg
vs London income+30.7% vs London avg
vs London crime-43.0% vs London avg

Deep-dive guides for W5 4BB

🛡️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 W5 4BB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Our Lady and St John's Catholic Primary School

Not yet inspected · 5 min walk

KS2: 107.7

—

Secondary

Ealing Fields Church of England High School

Not yet inspected · 5 min walk

P8: +1.34A8: 66.3

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

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

36.8 incidents per 1,000 residents

Better than 74% of London
→ Stable

-50% vs borough

Crime by type

Other34%
Anti-social behaviour31%
Vehicle crime15%
Violence & sexual offences11%
Burglary7%
Theft2%
Drug offences0%
Robbery0%

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) · 2.1km

Crime is 43% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£568,750

Median sale price

Above London median by 9%

£568,750 is 9% above the London median (£520,000)

+29.2%

This year

Flat

Dominant type

Price history

5-year change
-27.1%
Sales (24 months)6
New build0.0%
Avg terraced£632,500
Avg flat£503,750
Price per m²£7,543/m²
Price per ft²£701/ft²
Avg floor area76.3 m²

EPC breakdown

C
27%
D
35%
E
7%

Based on 69 properties · Confidence: high

Street mix

Semi 2%Terraced 41%Detached 2%Flat 55%Other 1%

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

Stamp duty

Standard buyer£15,938
First-time buyerFTB
£7,188
Additional propertyBTL/2nd
£33,000

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

10.4×

Price-to-income

£2,845/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield859 kWh/kWp/yr
Rebuild cost estimate£190,750
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 DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.5%

Total change

+558%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.7%

per year

Acceleration

+53.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £350k–£400k · 124 sales

Property Type Mix

Total: 124 sales

Detached2.4%
Semi-detached1.6%
Terraced41.1%
Flat/maisonette54.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£86k£175k+102.9%5.5
Post-dot-com plateau2001–2004£175k£250k+42.6%6.8
Pre-crash peak2005–2007£243k£250k+3.1%5
GFC & correction2008–2012£235k£249k+6%3.6
Help-to-Buy recovery2013–2016£549k£791k+44.1%3.2
Brexit uncertainty2017–2019£376k£495k+31.6%2
Pandemic surge2020–2021£350k£780k+122.9%1
Rate-rise correction2022–2023£443k£891k+101.3%2.5
Current market2024–2025£513k£568k+10.7%3.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Weakest performer

Terraced

-0.3% alpha

Flat/maisonette+1.2% α
Local
7.5%
District
6.3%
Terraced-0.3% α
Local
6.5%
District
6.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

44out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Northfields Underground StationPiccadilly line
8.8 min walk
Brentford→ Waterloo· 6 tph
32 min

Nearby stations

BrentfordNational Rail
8 min walk
Northfields Underground StationPiccadilly
9 min walk
South Ealing Underground StationPiccadilly
11 min walk
Boston Manor Underground StationPiccadilly
13 min walk
Acton Town Underground StationPiccadilly · District
29 min walk
No bus stops within 400m

33

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria ★42 min
Waterloo56 min ↑
Canary Wharf59 min ↑
City59 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

33

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)37
Nearest car park283m
Santander docks (800m)0
Nearest cycle dock5.1 km

Nearby car parks

🅿️
UWL Car Park
551m
🅿️
Brentford Station Car Park
678m

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: 25.0 µg/m³ · PM2.5: 16.0 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: 10.3 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Syon Park SSSI — 1.9 km

Energy

Solar: 859 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 yield859.3 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ALBANY PRACTICE

BRENTFORD HEALTH CENTRE, BOSTON MANOR ROAD, TW8 8DS

9 min walk

65%

Recommend GP

65%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 815 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 9.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

18

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

Nearest supermarketCo-op Food · 576 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

2

Cinemas (2km)

660m

Post office

Nearby shops

Boston Express338 m
Day To Day Food and Wine347 m
The Co-operative Food426 m
Premier Stores469 m

Nearby cafes

Slate Grill469 m
369 cafe & dessert474 m
Blondin Cafe540 m
Bossa Nova Cafe562 m

Nearby restaurants

Fish 'n' Chips331 m
The Royen's499 m
L'Amo511 m
Starvin marvin515 m

Nearby pubs

The Lord Nelson252 m
The Globe326 m
The Plough456 m
Ryan's616 m

Nearby gyms

London Fight Academy411 m
Gym135 Fitness Centre417 m

Nearby pharmacies

South Ealing Pharmacy522 m
Harbs Pharmacy548 m
Bramley Pharmacy614 m
Richards Pharmacy770 m

Nearby health

Back 2 Wellbeing491 m
Banning Dental Group533 m
Sarah M Laser and Skin Clinic611 m
London Dental House796 m
Food hygiene (5-star)54% of 93

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

39

Investment score

Weak

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

41.8

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,572m
Crossrail 2 route10,115m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,226 nationally

1,658

Est. population

19,357/km²

70%

Employed

64%

Degree educated

£54,900

Median income

4.5%

Claimant rate

SuburbanVery high densityEstablished mixed

43

Community stability

Age profile

24%
23%
25%
17%
Under 1824%
18–3423%
35–4926%
50–6417%
65+11%

Tenure

17%
34%
31%
17%
Own outright17%
Own (mortgage)34%
Private rent31%
Social rent17%
Shared ownership1%

Ethnicity

43%
25%
White British43%
White Other25%
Asian8%
Black13%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine11%
No car household36%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent31%
Social rent18%

vs. London

Income vs London+30.7%
Price vs London+9.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
Local approval rate
0%
Borough approval rate
24%
Historic landfill (400m)
1
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)
24
Largest scheme
195 homes · Reynard Mills Business Park, Reynard Mills, Windmill Road, Brentford
Pipeline pressure
NONE

Named schemes (500m)

Reynard Mills Business Park, Reynard Mills, Windmill Road, Brentford195 homes
completed
Middlesex Court, 26, Glenhurst Road, Brentford41 homes
completed
Street Record, 52, York Road, Brentford20 homes
completed
Flat 1, BOSTON LODGE (1-14), 190, Windmill Road, Brentford, W5 4BT14 homes
completed
Carlyle House, Carlyle House, South Ealing Road, London, W5 4RP10 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
10.8%
Election year
2026
MP
Deirdre Costigan (Labour)
MP majority
15,793
Constituency
Ealing Southall

Councillors

Paul William DriscollLabour
Ian Arthur George KingstonLabour
Kim Kaur NagpalLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£568,750)

£15,938

Standard buyer

£7,188

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for W5 4BB

Full postcodeW5 4BB
Postcode districtW5
BoroughLondon Borough of Ealing
WardNorthfield
Latitude51.493432
Longitude-0.310024
Parliamentary constituencyEaling Southall
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