Northfield · Ealing · Ealing Southall constituency · 51.49772, -0.32626

W7 2AY— Northfield, Ealing

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

The family fortress

 

Schools 100%Safety 84/100Transport 44/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
84
Schools
60
Transport
44
Environment
80
Investment
37

The bottom line

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

The catch: high noise levels nearby.

Less suited to Car-free commuters.

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Location

W7 2AY

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-29.0% vs London avg

Deep-dive guides for W7 2AY

🛡️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 2AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Fielding Primary School

Not yet inspected · 7 min walk

KS2: 107.0

—

Secondary

Elthorne Park High School

Not yet inspected · 4 min walk

P8: +0.48A8: 57.3

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Windham Nursery School

Not inspected · 52 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.1 incidents per 1,000 residents

Better than 66% of London
→ Stable

-37% vs borough

Crime by type

Other30%
Violence & sexual offences21%
Vehicle crime19%
Anti-social behaviour14%
Burglary10%
Drug offences4%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

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

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£9,655/m²
Price per ft²£897/ft²
Avg floor area69 m²

EPC breakdown

C
19%
D
4%
E
2%

Based on 25 properties · Confidence: medium

Street mix

Terraced 3%Flat 97%

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£172,500
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

1996–2025 · CAGR

+5.8%

Total change

+416%

Market Activity

Price Velocity & Acceleration

Current Velocity

-68.3%

per year

Acceleration

-255.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £175k–£200k · 34 sales

Property Type Mix

Total: 34 sales

Terraced2.9%
Flat/maisonette97.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£62k£113k+82.3%1
Post-dot-com plateau2001–2003£143k£171k+19.6%5
Pre-crash peak2006–2007£118k£195k+66%1
GFC & correction2008–2012£225k£255k+13.3%1.2
Help-to-Buy recovery2014–2014£385k£385k+0%1
Brexit uncertainty2018–2018£350k£350k+0%1
Pandemic surge2020–2021£370k£322k-13%1.5
Rate-rise correction2022–2023£275k£353k+28.2%1.5
Current market2024–2025£1.01m£320k-68.3%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.3% alpha

Flat/maisonette-1.3% α
Local
4.2%
District
5.5%

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

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

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
3 min walk
Syon Lane

Nearby stations

Boston Manor Underground StationPiccadilly
3 min walk
Northfields Underground StationPiccadilly
10 min walk
South Ealing Underground StationPiccadilly
17 min walk
Syon LaneNational Rail
22 min walk
Hanwell Rail StationElizabeth line
22 min walk
2 bus routes · 3 stops within 400m · 52 buses/hr peak

29

Walkability score

102

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

7

Car parks (800m)

15

EV chargers (800m)

Nearest car park179m
Santander docks (800m)0
Nearest cycle dock6.2 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: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.3 km away✗ Not Green Belt✗ Not AONB79% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 2.7 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

NORTHFIELDS SURGERY

61 NORTHFIELD AVENUE, EALING, W13 9QP

12 min walk

55%

Recommend GP

55%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospitalEaling Hospital · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

62

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Owl and the Pussycat (869 m)

Nearest supermarketSainsbury's · 1.3 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)

123m

Post office

Nearby shops

The Boston News812 m
British Food and Wine Store838 m
News 100870 m
News Express877 m

Nearby cafes

Manners Cafe123 m
no 6 coffee154 m
Humberto's Hut364 m
Blondin Cafe699 m

Nearby restaurants

Nepal Authentic Dining50 m
The Royal72 m
Cathay Chief142 m
Boston Pizza817 m

Nearby pubs

The Owl and the Pussycat869 m
Ealing Wine Co883 m
The Grosvenor1.0 km
The Forester1.0 km

Nearby gyms

London Pilates 4U69 m
Elthorne Sports Centre409 m
Sky Health & Fitness Centre1.0 km

Nearby pharmacies

Pyramid Pharmacy655 m
Northfields Pharmacy917 m

Nearby health

Elthorne Park Surgery672 m
Dentech Dental893 m
Northfields Surgery931 m
Puresmile Ealing934 m
Food hygiene (5-star)48% of 21

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

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 score18/100
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

53.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,697m
Crossrail 2 route11,335m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 23,379 nationally

1,755

Est. population

9,634/km²

61%

Employed

55%

Degree educated

£52,800

Median income

3.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

54

Community stability

Age profile

24%
14%
21%
22%
19%
Under 1824%
18–3414%
35–4921%
50–6422%
65+19%

Tenure

44%
31%
20%
Own outright44%
Own (mortgage)31%
Private rent20%
Social rent4%
Shared ownership1%

Ethnicity

52%
19%
14%
White British53%
White Other19%
Asian14%
Black5%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine12%
No car household19%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent20%
Social rent4%

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)
16
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
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)
6
Largest scheme
12 homes · FORMER GARAGE CORNER OF, FORMER GARAGE CORNER OF, MIDHURST ROAD, W13
Pipeline pressure
NONE

Named schemes (500m)

Street Record, STATION YARD, Boston Manor Road, Brentford9 homes
completed
Rear of 312, Rear of 312, Boston Road, Well Meadow Road, Hanwell, W7 2AL6 homes
completed
Dart House, Dart House, Wellmeadow Road, Hanwell, W7 2AL3 homes
completed
57 Woodstock Avenue, Woodstock Avenue, London, W13 9UQ3 homes
completed
60 Burnham Way, Burnham Way, London, W13 9YA3 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 2AY

Full postcodeW7 2AY
Postcode districtW7
BoroughLondon Borough of Ealing
WardNorthfield
Latitude51.497720
Longitude-0.326260
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