Northfield · Ealing · Ealing Southall constituency · 51.49625, -0.32593

W7 2AZ— Northfield, Ealing

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

The family fortress

 

Schools 100%Safety 84/100Transport 46/100Yield 3.59%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
62
Safety
84
Schools
60
Transport
46
Environment
80
Investment
47

The bottom line

W7 2AZ 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.

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Location

W7 2AZ

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 2AZ

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How W7 2AZ 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 · 8 min walk

KS2: 107.0

—

Secondary

Elthorne Park High School

Not yet inspected · 6 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 · 50 min walk

1 primaries · 4 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)

4

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.9km

Crime is 29% below London average

Property

Prices, sales volume and market trends

Avg floor area59.4 m²

EPC breakdown

B
3%
C
8%

Based on 11 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

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£148,500
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

2008–2023 · CAGR

+3.6%

Total change

+69%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.3%

per year

Acceleration

-29.20

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 8 sales

Property Type Mix

Total: 8 sales

Flat/maisonette100%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2008–2008£275k£275k+0%5
Pandemic surge2020–2020£400k£400k+0%2
Rate-rise correction2023–2023£465k£465k+0%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
3.2%
District
4.5%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
1.2 min walk
Syon Lane

Nearby stations

Boston Manor Underground StationPiccadilly
1 min walk
Northfields Underground StationPiccadilly
11 min walk
South Ealing Underground StationPiccadilly
17 min walk
Syon LaneNational Rail
20 min walk
Hanwell Rail StationElizabeth line
24 min walk
2 bus routes · 2 stops within 400m · 42 buses/hr peak

26

Walkability score

83

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)

9

EV chargers (800m)

Nearest car park60m
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 AONB80% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 2.5 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

14 min walk

55%

Recommend GP

55%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalEaling Hospital · 1.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

92

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

3

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Ealing Wine Co (1.0 km)

Nearest supermarketSainsbury's · 1.5 km
2 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)

59m

Post office

Nearby shops

Little Waitrose775 m
The Boston News962 m
British Food and Wine Store988 m
News Express990 m

Nearby cafes

no 6 coffee54 m
Manners Cafe64 m
Humberto's Hut505 m
Blondin Cafe652 m

Nearby restaurants

Cathay Chief58 m
Nepal Authentic Dining120 m
The Royal235 m
Boston Pizza967 m

Nearby pubs

Ealing Wine Co1.0 km
The Grosvenor1.2 km

Nearby gyms

London Pilates 4U103 m
Elthorne Sports Centre538 m
Sky Health & Fitness Centre838 m
Goals Gillette Corner1.1 km

Nearby pharmacies

Pyramid Pharmacy820 m
Northfields Pharmacy1.0 km

Nearby health

Elthorne Park Surgery836 m
Dentech Dental1.0 km
Puresmile Ealing1.1 km
Food hygiene (5-star)53% of 19

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

36.4

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,673m
Crossrail 2 route11,238m

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)
3
Live planning apps (800m)
14
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
60 Burnham Way, Burnham Way, London, W13 9YA3 homes
completed
Dart House, Dart House, Wellmeadow Road, Hanwell, W7 2AL3 homes
completed
10, 10, Southdown Avenue, Hanwell, W7 2AQ2 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 2AZ

Full postcodeW7 2AZ
Postcode districtW7
BoroughLondon Borough of Ealing
WardNorthfield
Latitude51.496249
Longitude-0.325925
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