Northfield · Ealing · Ealing Southall constituency · 51.49905, -0.32885

W7 2AF— Northfield, Ealing

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

The family fortress

 

Schools 100%Safety 84/100Transport 41/100Yield 3.59%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
63
Safety
84
Schools
100
Transport
41
Environment
72
Investment
47

The bottom line

W7 2AF offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

W7 2AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+25.7% vs London avg
vs London crime-29.0% vs London avg

Deep-dive guides for W7 2AF

🛡️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 2AF 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 · 9 min walk

KS2: 107.5

—

Secondary

Elthorne Park High School

Not yet inspected · 1 min walk

P8: +0.48A8: 57.3

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

45.8 incidents per 1,000 residents

Better than 66% of London
→ Stable

-37% vs borough

Crime by type

Anti-social behaviour30%
Violence & sexual offences29%
Other21%
Vehicle crime10%
Drug offences4%
Burglary4%
Robbery3%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.8km

Crime is 29% below London average

Property

Prices, sales volume and market trends

Avg floor area122.2 m²

EPC breakdown

C
4%
D
11%
E
3%

Based on 18 properties · Confidence: medium

Street mix

Semi 78%Terraced 22%

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 yield855 kWh/kWp/yr
Rebuild cost estimate£305,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1996–2022 · CAGR

+7.7%

Total change

+581%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.6%

per year

Acceleration

-48.96

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 27 sales

Property Type Mix

Total: 27 sales

Semi-detached77.8%
Terraced22.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£130k£297k+128.7%1.7
Post-dot-com plateau2002–2004£320k£342k+6.9%1.3
Pre-crash peak2005–2007£345k£525k+52.2%1.3
GFC & correction2011–2011£530k£530k+0%1
Help-to-Buy recovery2013–2016£660k£765k+15.9%3
Brexit uncertainty2017–2019£890k£785k-11.8%1
Pandemic surge2020–2021£850k£1.10m+29.4%2
Rate-rise correction2022–2022£885k£885k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.3% alpha

Semi-detached-0.3% α
Local
7.1%
District
7.4%

CAGR over 22yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Boston Manor Underground StationPiccadilly line
5.6 min walk
Hanwell

Nearby stations

Boston Manor Underground StationPiccadilly
6 min walk
Northfields Underground StationPiccadilly
12 min walk
South Ealing Underground StationPiccadilly
19 min walk
Hanwell Rail StationElizabeth line
20 min walk
HanwellNational Rail
20 min walk
2 bus routes · 3 stops within 400m · 42 buses/hr peak

29

Walkability score

116

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge52 min ↑
Victoria ★38 min
Waterloo51 min ↑
Canary Wharf61 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

6

Car parks (800m)

17

EV chargers (800m)

Total spaces (800m)24
Nearest car park404m
Santander docks (800m)0
Nearest cycle dock6.4 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.4 km away✗ Not Green Belt✗ Not AONB52% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Syon Park SSSI — 2.9 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

14 min walk

78%

Recommend GP

78%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalEaling Hospital · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

6

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Grosvenor (858 m)

Nearest supermarketSainsbury's · 1.2 km
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)

347m

Post office

Nearby shops

The Boston News590 m
British Food and Wine Store616 m
Harveen Food and Wine690 m
Oaklands Food And Wine841 m

Nearby cafes

Manners Cafe349 m
no 6 coffee380 m
Humberto's Hut397 m
Emath Cafe742 m

Nearby restaurants

The Royal172 m
Nepal Authentic Dining280 m
Cathay Chief368 m
Boston Pizza595 m

Nearby pubs

The Grosvenor858 m
Village Inn958 m
The Leather Saddle1.2 km

Nearby gyms

Elthorne Sports Centre177 m
London Pilates 4U298 m
Sky Health & Fitness Centre1.2 km

Nearby pharmacies

Pyramid Pharmacy521 m
Grosvenor Pharmacy1.2 km

Nearby health

Elthorne Park Surgery554 m
Laser Care Skin Clinic1.2 km
Food hygiene (5-star)47% of 36

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

47

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

33.7

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,879m
Crossrail 2 route11,562m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,091 nationally

1,593

Est. population

3,646/km²

58%

Employed

42%

Degree educated

£52,800

Median income

4.9%

Claimant rate

SuburbanMedium densityEstablished mixed

48

Community stability

Age profile

22%
17%
22%
19%
20%
Under 1822%
18–3417%
35–4922%
50–6419%
65+20%

Tenure

31%
27%
22%
18%
Own outright31%
Own (mortgage)27%
Private rent22%
Social rent18%
Shared ownership1%
Rent free1%

Ethnicity

42%
19%
17%
White British42%
White Other19%
Asian17%
Black10%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional36%
Routine / semi-routine17%
No car household29%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Private rent22%
Social rent18%

vs. London

Income vs London+25.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
2
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)
8
Largest scheme
16 homes · 1 Lambourn Close, 1, Lambourn Close, London, W7 2LN
Pipeline pressure
NONE

Named schemes (500m)

Rear of 312, Rear of 312, Boston Road, Well Meadow Road, Hanwell, W7 2AL6 homes
completed
23 Jersey Road, Balmoral Gardens4 homes
completed
57 Woodstock Avenue, Woodstock Avenue, London, W13 9UQ3 homes
completed
Dart House, Dart House, Wellmeadow Road, Hanwell, W7 2AL3 homes
completed
78 Haslemere Avenue, Haslemere Avenue, London, W13 9UL2 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 2AF

Full postcodeW7 2AF
Postcode districtW7
BoroughLondon Borough of Ealing
WardNorthfield
Latitude51.499052
Longitude-0.328848
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