Northfield · Ealing · Ealing Southall constituency · 51.50231, -0.33062

W7 2AA— Northfield, Ealing

Location and area intelligence for W7 2AA, Northfield, Ealing

The family fortress

 

Schools 100%Safety 78/100Transport 30/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
64
Safety
78
Schools
100
Transport
30
Environment
54
Investment
37

The bottom line

W7 2AA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: high noise levels nearby and 48 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

W7 2AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+25.7% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for W7 2AA

🛡️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

“The family fortress”

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How W7 2AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Oaklands Primary School

Outstanding · Inspected May 2023 · 4 min walk

KS2: 107.5

—

Secondary

Elthorne Park High School

Not yet inspected · 3 min walk

P8: +0.48A8: 57.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 39 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.0 incidents per 1,000 residents

Better than 64% of London
↑ Rising 1560.0%

from a low base — still below London average

-34% vs borough

Crime by type

Vehicle crime25%
Anti-social behaviour22%
Other22%
Violence & sexual offences22%
Burglary7%
Drug offences1%
Theft1%
Robbery0%

Road safety

86

Road safety score

6

Accidents (5yr)

2

KSI (5yr)

2

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) · 1.6km

Crime is 26% below 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.

W7 district median

£525,000

Based on 163 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£5,652/m²
Price per ft²£525/ft²
Avg floor area102.7 m²

EPC breakdown

C
2%
D
4%
E
3%

Based on 9 properties · Confidence: low

Street mix

Semi 38%Terraced 17%Detached 4%Flat 42%

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£256,750
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)
RoofPitched, 150 mm loft insulation
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

+5.4%

Total change

+381%

Market Activity

Price Velocity & Acceleration

Current Velocity

-60.4%

per year

Acceleration

-165.37

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £200k–£250k · 24 sales

Property Type Mix

Total: 24 sales

Detached4.2%
Semi-detached37.5%
Terraced16.7%
Flat/maisonette41.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£68k£235k+248.1%1.4
Post-dot-com plateau2001–2004£189k£423k+123.5%1
Pre-crash peak2006–2006£189k£189k+0%1
GFC & correction2010–2012£460k£450k-2.2%1.7
Help-to-Buy recovery2014–2016£342k£650k+90.2%1
Brexit uncertainty2017–2017£390k£390k+0%1
Pandemic surge2021–2021£335k£335k+0%1
Rate-rise correction2023–2023£400k£400k+0%1
Current market2025–2026£820k£325k-60.4%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing46
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Boston Manor Underground StationPiccadilly line
10.1 min walk
Hanwell

Nearby stations

Boston Manor Underground StationPiccadilly
11 min walk
Northfields Underground StationPiccadilly
14 min walk
Hanwell Rail StationElizabeth line
15 min walk
HanwellNational Rail
15 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
18 min walk
No bus stops within 400m

35

Walkability score

138

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria ★48 min
Waterloo52 min ↑
Canary Wharf55 min ↑
City56 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

11

Car parks (800m)

19

EV chargers (800m)

Total spaces (800m)24
Nearest car park244m
Santander docks (800m)0
Nearest cycle dock6.5 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.5 km away✗ Not Green Belt✗ Not AONB41% 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): 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 yield854.5 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

GROSVENOR HOUSE SURGERY

GROSVENOR HOUSE, 147 BROADWAY, WEST EALING, W13 9BE

10 min walk

78%

Recommend GP

78%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEaling Hospital · 1.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Grosvenor (534 m)

Nearest supermarketLidl · 756 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

715m

Post office

Nearby shops

The Boston News226 m
British Food and Wine Store253 m
Harveen Food and Wine323 m
Oaklands Food And Wine511 m

Nearby cafes

Emath Cafe380 m
Humberto's Hut521 m
Manners Cafe716 m
no 6 coffee747 m

Nearby restaurants

Boston Pizza231 m
New Shanghai Blues233 m
Kone247 m
The Royal522 m

Nearby pubs

The Grosvenor534 m
Village Inn608 m
Prince of Wales654 m
Dodo683 m

Nearby gyms

Elthorne Sports Centre268 m
London Pilates 4U662 m
Gold's Gym765 m
The Abu Halima Centre779 m

Nearby pharmacies

Pyramid Pharmacy288 m
Church Pharmacy795 m
Grosvenor Pharmacy809 m
Touchwood Pharmacy914 m

Nearby health

Elthorne Park Surgery343 m
Laser Care Skin Clinic845 m
Cuckoo Lane Practice914 m
Hanwell Dental Centre919 m
Food hygiene (5-star)49% of 35

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

37

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score20/100
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

56

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityLow-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,014m
Crossrail 2 route11,839m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 28,334 nationally

1,728

Est. population

12,603/km²

64%

Employed

62%

Degree educated

£52,800

Median income

3.3%

Claimant rate

SuburbanHigh densityOwner occupiers / families

57

Community stability

Age profile

25%
13%
24%
21%
16%
Under 1826%
18–3413%
35–4924%
50–6421%
65+16%

Tenure

40%
41%
17%
Own outright40%
Own (mortgage)41%
Private rent17%
Social rent3%
Shared ownership1%

Ethnicity

51%
21%
15%
White British51%
White Other21%
Asian15%
Black3%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine10%
No car household20%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent17%
Social rent3%

vs. London

Income vs London+25.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
4
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)
379
Largest scheme
333 homes · 75-117 Boston Road, Boston Road, London, W7 3SA
Pipeline pressure
NONE

Named schemes (500m)

1 Lambourn Close, 1, Lambourn Close, London, W7 2LN16 homes
completed
23 Jersey Road, Balmoral Gardens4 homes
completed
165a & b, 165a & b, Boston Road, W73 homes
completed
88, 88, Oaklands Road, Hanwell, W7 2DU2 homes
completed
Flat A & B, 187, Flat A & B, 187, Boston Road, Hanwell, W7 2HN2 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 W7 2AA

Full postcodeW7 2AA
Postcode districtW7
BoroughLondon Borough of Ealing
WardNorthfield
Latitude51.502305
Longitude-0.330616
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
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