Local market reports › W area › W13 › W13 8
West Ealing market report W13 8, London
The standing W13 8 (West Ealing) property market report, rebuilt from the full public record every month. Everything below comes from 3,849 sales recorded by HM Land Registry in W13 8 (London) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in W13 8 (London) came in at £491,800, out of 30 registered, down 27% on five years earlier, and the mean stands at £682,500, and by floor area homes here have averaged about £7,730 per square metre over the last five years. The record behind it is 3,849 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like W13 8 is a single group of streets within W13 (London), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where W13 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What W13 8 homes really sell for
Take the 30 registered 2026 sales in W13 8 and the middle price, the median, is £491,800. The mean lands at £682,500, a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in W13 8
Measured by floor area, the last five years of W13 8 sales average about £7,730 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
Against a national (England and Wales) median of £285,000, W13 8 runs 73% above it.
W13 8's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £491,800 | £491,800 | 30 |
| 2025 | £675,000 | £691,141 | 85 |
| 2024 | £682,500 | £725,638 | 96 |
| 2023 | £774,000 | £850,437 | 88 |
| 2022 | £600,000 | £703,568 | 184 |
| 2021 | £675,000 | £854,637 | 90 |
| 2020 | £729,000 | £945,893 | 54 |
| 2019 | £480,000 | £629,165 | 68 |
| 2018 | £490,500 | £653,846 | 78 |
| 2017 | £785,000 | £1,070,661 | 67 |
| 2016 | £510,000 | £713,495 | 74 |
| 2015 | £540,000 | £763,020 | 107 |
| 2014 | £500,000 | £709,337 | 124 |
| 2013 | £400,000 | £575,560 | 107 |
| 2012 | £332,000 | £488,663 | 97 |
| 2011 | £363,000 | £547,990 | 97 |
| 2010 | £327,000 | £512,820 | 98 |
| 2009 | £495,000 | £795,717 | 65 |
| 2008 | £325,000 | £532,744 | 99 |
| 2007 | £300,000 | £508,884 | 226 |
| 2006 | £267,500 | £464,346 | 187 |
| 2005 | £290,000 | £516,083 | 90 |
| 2004 | £250,000 | £454,049 | 155 |
| 2003 | £226,200 | £416,715 | 146 |
| 2002 | £238,500 | £448,736 | 176 |
| 2001 | £192,000 | £369,110 | 163 |
| 2000 | £220,000 | £431,750 | 135 |
| 1999 | £170,000 | £338,801 | 167 |
| 1998 | £138,200 | £278,967 | 226 |
| 1997 | £125,000 | £256,350 | 183 |
| 1996 | £105,000 | £221,440 | 177 |
| 1995 | £108,200 | £235,210 | 110 |
In cash terms the typical W13 8 home went from £108,200 in 1995 to £491,800 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 109%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2017. The market now sits about 54% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the W13 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2017 (+53.9% on the year before); the weakest, 2018 (−37.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −27.1% | −28.8% |
| 5 years (since 2021) | −6.1% | −10.5% |
| 10 years (since 2016) | −0.4% | −3.7% |
| 20 years (since 2006) | +3.1% | +0.3% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Sales activity in W13 8
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 30 sales completed in W13 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 160 sales a year before the financial crisis and 97 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
The shape of the W13 8 market
Only 30 sales completed here in the last twelve months of data, which makes W13 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Against the W13 district median, W13 8 sits 29% lower, marking it as a cheaper pocket of the district.
The rental side of W13 8
For renting purposes W13 8 sits in Ealing. The ONS average private rent there is £2,060 a month (May 2026). Size sets most of the rent: one-beds average £1,590 a month here against £3,217 for four or more bedrooms.
Average monthly rent by size, Ealing
ONS Price Index of Private Rents, May 2026.
Set against the £491,800 median sold price, £2,060 a month is £24,720 a year, a gross yield of 5.0%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
Asked and answered: W13 8 (West Ealing)
Are property prices falling in W13 8 (West Ealing)?
Is W13 8 (West Ealing) a good place to buy a house?
How much did a house sell for in W13 8 (West Ealing)?
Will W13 8 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is down 27% over five years in cash but down 42% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in W13 right now
The live side of the market holds 53 homes at the moment, listed by 4 agents publishing to HomesIndex.
These cover the whole W13 district, not just W13 8: live asking prices are collected per district.
17% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every W13 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Bedroom by bedroom: W prices by size
What homes of each size actually sold for across the W area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | — | £1,185,000 | £1,648,050 (+39%) | £2,400,000 (+46%) |
| Semi-detached | — | £650,000 | £850,000 (+31%) | £1,175,000 (+38%) | £1,681,250 (+43%) |
| Terraced | £563,825 | £675,000 (+20%) | £875,000 (+30%) | £1,200,000 (+37%) | £1,750,000 (+46%) |
| Flat | £450,000 | £630,000 (+40%) | £1,100,000 (+75%) | £2,300,000 (+109%) | £4,100,000 (+78%) |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the W area is the point: the same five years treated these districts very differently.
Winners and losers across the W area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in W13
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of W13, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| W13 0 | £521,200 | 36 |
| W13 9 | £820,000 | 59 |
Zoom out to the full W13 district report for the type split, monthly volumes and how W13 compares with its neighbours.
Before you sell in W13 8: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in W13 8, use the average prices map for a rough value: zoom from W13 8's shading down to the sold homes on your own street. The figures above are every recorded W13 8 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim W13 8.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to W13 8. Free after a one click sign in.
See every individual W13 8 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.