Ealing Area Guide

Suburban Ealing is a leafy borough in West London, with period properties, an abundance of parkland, and several good schools making it an attractive area for those looking to strike a balance between access to the centre of London, and a charming, village lifestyle.

Suburban Ealing is a leafy borough in West London, with period properties, an abundance of parkland, and several good schools making it an attractive area for those looking to strike a balance between access to the centre of London, and a charming, village lifestyle. House and rental prices are affordable in Ealing, remaining below the average for London despite its upmarket reputation, and - at 24% - predicted house price rises over the next 5 years are higher than London average, with increases in rental prices set to follow the same pattern.

Property market

£527k Average house price
£1,599 Average Rent, 2 Bed
4% Average yield
10% Price growth over last 5 years
24% Price growth 5-years forecast
3% Rental growth over last 5 years
18% Rental growth 5-years forecast

Lifestyle

11 Number of ‘Outstanding’ primary schools
9 Number of ‘Outstanding’ secondary schools
420 Restaurants and cafes
1825 Number of shops
32% Proportion of open space
26 Number of stations
2 PTAL (Public Transport Accessibility Level)

There is plenty to see and do in this multicultural borough. Ealing boasts a variety of shops - from big-name brands to quirky boutique shops – and there's a charming mix of restaurants, trendy bars and traditional English pubs. Home to the world’s oldest film studio, Ealing has long been the epicentre for the entertainment community. It continues to host some of the world’s best names at its comedy clubs while its annual jazz festival is a favourite for music enthusiasts in and beyond London. The green spaces of Ealing are often full of families and dog-walkers alike. The gated Walpole Park boasts a picture-perfect lake and playground, while Northala Fields and Pitzhanger Manor and Gallery provide peaceful retreats within the borough’s outer fringes.

The fourth largest London borough by population, Ealing is well served by Central, Piccadilly, and District underground lines, as well as mainline trains into Paddington, making it ideal for those working in the West End of London. Heathrow Airport is just 22 minutes away via public transport, or a 7-mile drive, and towns such as Slough, Reading and Oxford are easily accessible by road in around an hour or less.

 

Insights

 

  • Average house price is 2% below the London average
  • Average rent for a 2-bed flat is 11% lower than the London average
  • House price growth over the last 5 years was 10%, in line with London. However, over the next 5 years, house price growth is expected to be 24%, higher than London at 19%
  • 60% of the borough's secondary schools are rated as outstanding by Ofsted, higher than the London figure of 36%
  • 85 shops per square mile, higher than the figure for London of 73.48

Mick Jagger and Keith Richards first met Brian Jones at the Ealing Jazz Club in 1962, and the Rolling Stones were born.

We really enjoy living in Ealing. The connectivity to central London and Heathrow is excellent and will get better once Crossrail starts. Green open spaces are abundant, coupled with the ability to eat the world's cuisine on your doorstep. My favourite haunt is the North Star pub.

London boroughs

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Disclaimers

 

  • Average 2-bed yield is calculated by REalyse using median 2-bed asking rent and median 2-bed sales prices.  
  • Rental growth over the last five years is for all property (not 2-beds).
  • All data is the latest available as of January 2022.
  • PTAL – Transport for London's (TFL) Public Transport Accessibility Levels (PTALs) are a detailed and accurate measure of the accessibility of a point to the public transport network, taking into account walk access time and service availability. Each area is graded between 0 and 6b, where a score of 0 is very poor access to public transport, and 6b is excellent access to public transport.

 

Sources

 

  • Average Price – ONS, October 2021
  • Asking rent – Realyse, December 2021
  • Yield – Realyse, December 2021
  • House price and rental forecasts – CBRE Research - Read our five-year forecast 
  • Outstanding primary and secondary schools – OFSTED (December 2021)
  • Number of cafes and restaurants – ONS (2020)
  • Number of shops – ONS (2021)
  • Open space – GiGL (2015)
  • Number of stations – TfL (2015)
  • PTAL – TfL (2015)