Walpole · Ealing · Ealing Southall constituency · 51.50667, -0.30554

W5 5ET— Walpole, Ealing

Location and area intelligence for W5 5ET, Walpole, Ealing

The family fortress

 

Top 10% LondonSchools 100%Safety 72/100Transport 53/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Balanced area — no standout strengths or weaknesses

Liveability
73
Safety
72
Schools
60
Transport
53
Environment
54
Investment
45

The bottom line

W5 5ET offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

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Location

W5 5ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+18.6% vs London avg
vs London crime+29.0% vs London avg

Deep-dive guides for W5 5ET

🛡️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🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How W5 5ET has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Grange Primary School

Not yet inspected · 4 min walk

KS2: 108.3

—

Secondary

Ealing Fields Church of England High School

Not yet inspected · 15 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 · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

84.0 incidents per 1,000 residents

Higher crime than 64% of London
↑ Rising 251.2%

+15% vs borough

Crime by type

Other27%
Anti-social behaviour26%
Vehicle crime20%
Violence & sexual offences13%
Theft6%
Burglary5%
Drug offences2%
Robbery1%

Stop & search

4.5

per 1,000 residents

→ Stable

trend

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 837m

Crime is +29% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£6,038/m²
Price per ft²£561/ft²
Avg floor area64.8 m²

EPC breakdown

C
6%
D
6%
F
2%

Based on 14 properties · Confidence: medium

Street mix

Flat 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£162,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, 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

1996–2026 · CAGR

+4.7%

Total change

+300%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.1%

per year

Acceleration

-36.12

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £200k–£250k · 15 sales

Property Type Mix

Total: 15 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£75k£152k+103%1.3
Post-dot-com plateau2003–2004£219k£243k+11.1%1.5
Help-to-Buy recovery2013–2016£363k£525k+44.8%1.2
Rate-rise correction2022–2022£495k£495k+0%1
Current market2025–2026£485k£300k-38.1%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
8.7%
District
8.7%

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

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
South Ealing Underground StationPiccadilly line
7.6 min walk
Ealing Broadway

Nearby stations

South Ealing Underground StationPiccadilly
8 min walk
Ealing Broadway Rail StationElizabeth line · Great Western Railway
12 min walk
Ealing BroadwayNational Rail
12 min walk
Ealing Broadway Underground StationCentral · District
12 min walk
Northfields Underground StationPiccadilly
13 min walk
No bus stops within 400m

60

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

4.8 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★41 min
Waterloo53 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

6

Car parks (800m)

18

EV chargers (800m)

Total spaces (800m)20
Nearest car park268m
Santander docks (800m)0
Nearest cycle dock4.8 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: 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: 9.7 km away✗ Not Green Belt✗ Not AONB41% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Syon Park SSSI — 3.4 km

Energy

Solar: 855 kWh/kWp/yr

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

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

10 min walk

76%

Recommend GP

76%

Overall GP experience

5

GPs within 1km

8

Dentists within 1km

5

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

56

Restaurants (800m)

28

Cafes (800m)

4

Pubs (400m)

4

Pharmacies (800m)

4

Gyms (1km)

12

Sports (1km)

4

Convenience

Nearest supermarketEaling Bazar Fresh Halal · 191 m
8 tennis courts

Nightlife (500m)

0

Nightclubs

4

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

734m

Post office

Nearby shops

The Ealing Grocer72 m
Euro Food and Wine97 m
Cargills178 m
Apple Tree287 m

Nearby cafes

pulp65 m
Red Box89 m
The Moon153 m
Heisenberg Breakfast Company165 m

Nearby restaurants

Stackin71 m
Butler's Thai80 m
Krust & Flame83 m
Tiramisu86 m

Nearby pubs

The Castle Inn55 m
The Red Lion155 m
The New Inn177 m
Rose and Crown292 m

Nearby gyms

Nuffield Health626 m
PureGym643 m
Triyoga821 m
Gymbox829 m

Nearby pharmacies

Boots631 m
Superdrug668 m
Savers685 m
Richards Pharmacy744 m

Nearby health

Dental Ceramic Design334 m
Luxmedica678 m
London Dental House715 m
Gordon House Surgery764 m
Food hygiene (5-star)56% of 221

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

45

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 score34/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

64.9

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,307m
Crossrail 2 route10,524m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,769 nationally

1,798

Est. population

9,382/km²

68%

Employed

69%

Degree educated

£49,800

Median income

4.1%

Claimant rate

Inner cityHigh densityYoung professionals

46

Community stability

Age profile

21%
19%
25%
22%
13%
Under 1821%
18–3419%
35–4925%
50–6422%
65+13%

Tenure

32%
31%
32%
Own outright32%
Own (mortgage)31%
Private rent32%
Social rent6%
Rent free0%

Ethnicity

55%
25%
White British55%
White Other25%
Asian10%
Black1%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional61%
Routine / semi-routine8%
No car household32%
Unemployed3%
No qualifications7%

Housing tenure (Census 2021)

Private rent32%
Social rent6%

vs. London

Income vs London+18.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
24
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
19
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)
14
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)

Walpole Court, Walpole Court, Ealing Green, London, W5 5ED34 homes
completed
EALING COURT MANSIONS, EALING COURT MANSIONS, ST MARYS ROAD, W515 homes
completed
WARWICK HOUSE, 27, WARWICK HOUSE, 27, ST MARYS ROAD, W5 5PR14 homes
completed
19-26, 19-26, THE GREEN, W513 homes
completed
04-Jun, 4-6, The Grove7 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
13.2%
Election year
2026
MP
Deirdre Costigan (Labour)
MP majority
15,793
Constituency
Ealing Southall

Councillors

Matt MellorLib Dems
Will FrancisLib Dems
Ksenia MaximovaLib Dems

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Key facts for W5 5ET

Full postcodeW5 5ET
Postcode districtW5
BoroughLondon Borough of Ealing
WardWalpole
Latitude51.506667
Longitude-0.305543
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