Northfield · Ealing · Ealing Southall constituency · 51.50037, -0.31262

W5 4TT— Northfield, Ealing

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 75/100Transport 47/100Low yield 3.29%

Best for: Families, Owner-occupiers

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Balanced area — no standout strengths or weaknesses

Liveability
70
Safety
75
Schools
60
Transport
47
Environment
50
Investment
53

The bottom line

W5 4TT offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

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Location

W5 4TT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+47.4% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for W5 4TT

🛡️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 4TT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Little Ealing Primary School

Not yet inspected · 4 min walk

KS2: 109.8

—

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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.7 incidents per 1,000 residents

Better than 54% of London
↑ Rising 255.2%

-18% vs borough

Crime by type

Other32%
Violence & sexual offences20%
Anti-social behaviour19%
Vehicle crime12%
Burglary9%
Theft3%
Robbery3%
Drug offences2%

Stop & search

0.6

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) · 1.3km

Crime is 8% below London average

Property

Prices, sales volume and market trends

Avg floor area92.8 m²

EPC breakdown

C
9%
D
18%
E
4%

Based on 31 properties · Confidence: high

Street mix

Semi 5%Terraced 59%Flat 36%

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 yield859 kWh/kWp/yr
Rebuild cost estimate£232,000
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)
RoofPitched, no insulation (assumed)
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

1995–2024 · CAGR

+10.2%

Total change

+1589%

Market Activity

Price Velocity & Acceleration

Current Velocity

+36.9%

per year

Acceleration

+46.08

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £300k–£350k · 55 sales

Property Type Mix

Total: 55 sales

Semi-detached3.6%
Terraced60%
Flat/maisonette36.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£61k£159k+160.2%2.2
Post-dot-com plateau2001–2004£140k£320k+128.6%1.5
Pre-crash peak2005–2007£350k£500k+42.9%2.7
GFC & correction2008–2012£510k£315k-38.2%1.8
Help-to-Buy recovery2013–2015£385k£560k+45.5%3
Brexit uncertainty2017–2019£951k£585k-38.5%2
Pandemic surge2020–2021£673k£901k+33.9%2
Rate-rise correction2022–2023£829k£753k-9.2%2
Current market2024–2024£1.03m£1.03m+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+1.6% α
Local
1.1%
District
-0.5%
Terraced+0% α
Local
7.8%
District
7.8%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing14
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Northfields Underground StationPiccadilly line
1.1 min walk
Brentford

Nearby stations

Northfields Underground StationPiccadilly
2 min walk
South Ealing Underground StationPiccadilly
5 min walk
Boston Manor Underground StationPiccadilly
13 min walk
BrentfordNational Rail
18 min walk
West Ealing Rail StationElizabeth line · Great Western Railway
19 min walk
No bus stops within 400m

47

Walkability score

59

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria ★45 min
Waterloo56 min ↑
Canary Wharf59 min ↑
City60 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

10

Car parks (800m)

27

EV chargers (800m)

Total spaces (800m)21
Nearest car park277m
Santander docks (800m)0
Nearest cycle dock5.3 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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: 10.3 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Syon Park SSSI — 2.7 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

NORTHFIELDS SURGERY

61 NORTHFIELD AVENUE, EALING, W13 9QP

9 min walk

55%

Recommend GP

55%

Overall GP experience

1

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

29

Restaurants (800m)

15

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

14

Sports (1km)

6

Convenience

Nearest supermarketEaling Supermarket · 416 m
12 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

512m

Post office

Nearby shops

Sainsbury's Local167 m
Northfields Station Shop168 m
JVS Food and Wine172 m
Northfield Market192 m

Nearby cafes

Poison Ivy198 m
Cafe Florentine198 m
Horseshoe Cafe233 m
Slate Grill341 m

Nearby restaurants

Pasta di Piazza169 m
Zgara Korcare191 m
Da Moreno Pizza199 m
West Kebab225 m

Nearby pubs

Players206 m
Rara209 m
Ryan's243 m
The Plough350 m

Nearby gyms

Gym135 Fitness Centre394 m
London Fight Academy398 m

Nearby pharmacies

Bramley Pharmacy229 m
Richards Pharmacy421 m
South Ealing Pharmacy587 m
Harbs Pharmacy597 m

Nearby health

Dental Beauty195 m
Back 2 Wellbeing335 m
London Dental House412 m
Dental Ceramic Design546 m
Food hygiene (5-star)54% of 119

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

53

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 score26/100
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

52.3

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,757m
Crossrail 2 route10,633m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,264 nationally

1,725

Est. population

15,526/km²

63%

Employed

63%

Degree educated

£61,900

Median income

3.6%

Claimant rate

Inner cityVery high densityYoung professionals

45

Community stability

Age profile

26%
17%
25%
19%
14%
Under 1826%
18–3417%
35–4925%
50–6419%
65+14%

Tenure

34%
29%
34%
Own outright34%
Own (mortgage)29%
Private rent34%
Social rent4%

Ethnicity

45%
31%
White British45%
White Other31%
Asian11%
Black3%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional57%
Routine / semi-routine10%
No car household31%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent34%
Social rent4%

vs. London

Income vs London+47.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
16
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)
27
Largest scheme
34 homes · DERWENT YARD, REAR OF, 2-22, DERWENT YARD, REAR OF, 2-22, DERWENT ROAD, W5 4TN
Pipeline pressure
NONE

Named schemes (500m)

DERWENT YARD, REAR OF, 2-22, DERWENT YARD, REAR OF, 2-22, DERWENT ROAD, W5 4TN34 homes
completed
ROCHESTER HOUSE, 66, ROCHESTER HOUSE, 66, LITTLE EALING LANE, W514 homes
completed
31, 31, SOUTH EALING ROAD, W5 4QT12 homes
completed
ST AIDANS CHURCH, ST AIDANS CHURCH, ST AIDANS ROAD, W1311 homes
completed
116-118, 116-118, Windermere Road, Ealing, W5 4TH9 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

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Key facts for W5 4TT

Full postcodeW5 4TT
Postcode districtW5
BoroughLondon Borough of Ealing
WardNorthfield
Latitude51.500366
Longitude-0.312620
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