Ealing Common · Ealing · Ealing Southall constituency · 51.50519, -0.30358

W5 5RL— Ealing Common, Ealing

Location and area intelligence for W5 5RL, Ealing Common, Ealing

The family fortress

 

Schools 100%Safety 75/100Transport 39/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Balanced area — no standout strengths or weaknesses

Liveability
66
Safety
75
Schools
60
Transport
39
Environment
54
Investment
42

The bottom line

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

Less suited to Car-free commuters.

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Location

W5 5RL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.6% vs London avg
vs London crime-8.0% vs London avg

Deep-dive guides for W5 5RL

🛡️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🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How W5 5RL 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 · 2 min walk

KS2: 108.3

—

Secondary

Ealing Fields Church of England High School

Not yet inspected · 14 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 · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

59.9 incidents per 1,000 residents

Better than 54% of London
↑ Rising 645.5%

-18% vs borough

Crime by type

Vehicle crime26%
Violence & sexual offences23%
Other21%
Anti-social behaviour17%
Burglary9%
Drug offences4%
Robbery1%
Theft0%

Stop & search

0.7

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) · 1.1km

Crime is 8% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£10,634/m²
Price per ft²£988/ft²
Avg floor area94.7 m²

EPC breakdown

C
3%
D
13%
E
5%

Based on 21 properties · Confidence: medium

Street mix

Semi 50%Detached 13%Flat 38%

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£236,750
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

1996–2026 · CAGR

+6.6%

Total change

+583%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.1%

per year

Acceleration

-79.02

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 16 sales

Property Type Mix

Total: 16 sales

Detached12.5%
Semi-detached50%
Flat/maisonette37.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£200k£395k+97.5%1
Post-dot-com plateau2002–2003£495k£528k+6.6%1.5
Pre-crash peak2005–2006£495k£322k-34.9%1
Help-to-Buy recovery2013–2013£370k£370k+0%1
Brexit uncertainty2017–2019£683k£1.20m+75.8%1
Pandemic surge2021–2021£968k£968k+0%1
Rate-rise correction2023–2023£720k£720k+0%1
Current market2024–2026£556k£1.36m+145.7%1.3

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

55

Walkability score

58

Footpaths (500m)

0

Santander docks (800m)

4.7 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)

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Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

14

EV chargers (800m)

Total spaces (800m)20
Nearest car park254m
Santander docks (800m)0
Nearest cycle dock4.7 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: 9.6 km away✗ Not Green Belt✗ Not AONB42% green spaceTree canopy: 70%
More green space than 92% of London

Nearest SSSI: Syon Park SSSI — 3.3 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

12 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

28

Restaurants (800m)

19

Cafes (800m)

4

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

4

Convenience

Nearest supermarketEaling Bazar Fresh Halal · 157 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)

735m

Post office

Nearby shops

Cargills108 m
Euro Food and Wine120 m
Apple Tree262 m
The Ealing Grocer266 m

Nearby cafes

Paperback Coffee & Books115 m
Red Box126 m
The Moon141 m
J&Y Coffeehouse200 m

Nearby restaurants

Krust & Flame149 m
Stackin154 m
Maryam's Kitchen208 m
Zayka270 m

Nearby pubs

The New Inn149 m
The Castle Inn165 m
Rose and Crown206 m
The Red Lion330 m

Nearby gyms

Nuffield Health765 m
PureGym783 m
Gymbox1.0 km
Triyoga1.0 km

Nearby pharmacies

Richards Pharmacy613 m
Boots773 m
Superdrug814 m
Savers869 m

Nearby health

Dental Ceramic Design284 m
London Dental House587 m
Sarah M Laser and Skin Clinic794 m
Luxmedica844 m
Food hygiene (5-star)57% of 130

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

42

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 score25/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

56.5

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,159m
Crossrail 2 route10,327m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 15,636 nationally

1,370

Est. population

10,808/km²

64%

Employed

68%

Degree educated

£49,800

Median income

11.9%

Claimant rate

SuburbanHigh densityEstablished mixed

40

Community stability

Age profile

16%
26%
25%
18%
15%
Under 1816%
18–3426%
35–4925%
50–6418%
65+15%

Tenure

27%
24%
38%
Own outright28%
Own (mortgage)24%
Private rent38%
Social rent10%
Shared ownership0%

Ethnicity

49%
22%
13%
White British49%
White Other22%
Asian13%
Black4%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine8%
No car household34%
Unemployed5%
No qualifications7%

Housing tenure (Census 2021)

Private rent38%
Social rent10%

vs. London

Income vs London+18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
20
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
20
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)
17
Largest scheme
34 homes · Walpole Court, Walpole Court, Ealing Green, London, W5 5ED
Pipeline pressure
NONE

Named schemes (500m)

35-39, 35-39, SOUTH EALING ROAD, W521 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
Garage Site 45A, Garage Site 45A, St Marys Road, Ealing, W5 5RG7 homes
completed
52 St Marys Road, 52, St Marys Road, London, W5 5EX7 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
14.9%
Election year
2026
MP
Deirdre Costigan (Labour)
MP majority
13,995
Constituency
Ealing Central and Acton

Councillors

Jon BallLib Dems
Connie HerschLib Dems
Lakhbir SinghLib Dems

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Key facts for W5 5RL

Full postcodeW5 5RL
Postcode districtW5
BoroughLondon Borough of Ealing
WardEaling Common
Latitude51.505190
Longitude-0.303580
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