New Build Investor Guide – Ealing
May 2021
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Are you considering purchasing a new build, off plan property in Brent? Want to get the latest information on house prices, demographics and other useful information before you commit to a deal?
Our Area Guides give you the latest relevant information from local governments, the Census and the Office of National Statistics (ONS) data. They’re designed for offshore, new build property investors to help you understand an area in detail so you can make informed investment decisions.
Read on for investor details specifically about Brent but if it’s more detail about the wider UK property market you need, you can download our latest report here. In our report we address two key questions:
1 Is investing in UK residential property still worth it?
2 If so, where are the best opportunities for property investors and why?
Ealing, London
Ealing is one of 20 outer London boroughs and is located in west London. Spanning over 21 square miles, it is the 9th largest borough by area. The borough is north of the river Thames and it borders the London boroughs of Hammersmith and Fulham, Hounslow, Hillingdon, Harrow and Brent. It includes the districts Acton, Ealing, Southall and more.
Demographics
Ealing’s population is forecast to grow by nearly 18% by 2030
| Population (2018) | 350,784 |
| Forecast Population 2030 | 413,618 |
Source: data.london.gov.uk
Economically Active Population
A largely young, diverse, mobile population.
| Age Range | Percentage of population |
| 16 – 64 | 66% |
| Under 15 | 21% |
| Over 65 | 12% |
| Martial Status: | |
| Single | 41% |
Source: data.london.gov.uk
Average Life Expectancy
The average life expectancy for those born in Ealing between 2016 and 2018 are below.
| Males | 81 (UK average is 79). Males born in Ealing have the 13th longest life expectancy of all London boroughs. |
| Females | 85 (UK average is 83). Females born in Ealing have the 11th longest life expectancy of all London boroughs. |
Source: ons.gov.uk
Population Density (2011)
Ealing has 7,334 people per km2. Lower than the London average of 5,701 people per km2 and the 16th highest density of all London boroughs.
Source: ons.gov.uk
International Migration (2018-19)
3,581 new residents from overseas moved to Ealing in 2018 -2019. The eighth highest of all London boroughs.
Source: ons.gov.uk
Country of Birth
| Location of Birth | Proportion of Population |
| UK and Ireland | 54% |
| EU | 12% |
| Other countries | 34% |
Source: data.london.gov.uk
Crime & Safety
| Crime Numbers (April 2017 – March 2018) | 29,693 |
| Crime rate per 1,000 population (April 2017 -March 2018) | 81 |
| Ealing has the 14th lowest crime rate per 1,000 people of all London boroughs. |
Source: data.london.gov.uk
Education
Schools
| Primary Schools | 94 (13 of which have an Ofsted rating of outstanding) |
| Secondary Schools | 35 (10 of which have an Ofsted rating of outstanding) |
| Schools and Colleges (16-18 years) | 31 (10 of which have an Ofsted rating of outstanding) |
Source: compare-school-performance.service.gov.uk
Universities
University of West London
MetFilm School
Hospitals
General Wellbeing
| Population considering themselves in very good health | 49% |
| Population considering themselves in very bad health | 1% |
Source: data.london.gov.uk
Employment & Economy
76% of working aged people employed (compared to 75% across England 74% across London).
Top 4 Sectors of Employment
| Public administration, education and health | 25% |
| Distribution, hotels and restaurants | 22% |
| Finance, banking and insurance | 20% |
| Transport and Communications | 15% |
Source: data.london.gov.uk
Major Employers
In 2020, there were 35 companies in the borough employing more than 250 people and 190 companies employing between 50 and 249 people. (source: nomisweb.co.uk).
Jobs and Job density
Aproximately 54,260 residents of Ealing also work in the borough. 55,657 people travel into the borough each day for work and 89,502 residents work outside the borough. The daytime population of the borough therefore decreases by 33,845 people each day. (source: data.london.gov.uk).
| Median Gross Annual Pay for full-time employee jobs (2017) | £31,365 |
| Number of jobs in the borough (2019) | 92,000 |
| Jobs per resident | 0.49 (London average 1.03 and UK average 0.87) |
Source: nomisweb.co.uk and data.london.gov.uk
Housing
| Number of residential properties in Ealing | 134,100 |
Source: data.london.gov.uk
Property Ownership (2018)
| own property outright (no mortgage) | 24% |
| own property with mortgage | 28% |
| rent from a Housing Authority or the Local Authority | 14% |
| rent from a private landlord (representing approximately 38,900 private rentals) | 33% |
Source: data.london.gov.uk
| Household with no car or van (2011) | 35% |
Source: nomisweb.co.uk
Household Composition
| One person households | 29% |
| One family households | 54% |
| Other (sharers / students etc) | 18% |
Source: nomisweb.co.uk
Average House Prices
Average house prices in Ealing are the 16th cheapest of the 32 London boroughs and rose by over 7% between January 2020 and January 2021.
| Average achieved price January 2020 | £467,414 |
| Average achieved price January 2021 | £501,151 |
| Increase/Decrease | +7.2% |
Source: www.gov.uk
Volume of Sales
During the COVID pandemic, the number of property transactions in the borough of Ealing fell by 24%, only 11 other boroughs saw larger falls in transaction volumes.
| Number of residential sales to year ending September 2019 | 2,646 |
| Number of residential sales to year ending September 2020 | 2,008 |
Source: ons.gov.uk
Achieved Rents (January to December 2020)
Mean monthly average rents in the London Borough of Ealing:
| London Median Rents (per calendar month) |
Ealing (per calendar month) |
|
| Studio | £950 | £700 |
| 1 bedroom | £1,200 | £1,250 |
| 2 bedrooms | £1,450 | £1,500 |
| 3 bedrooms | £1,750 | £1,900 |
Source: london.gov.uk
New Build Developments in Ealing
There nineteen large new build apartment developments in Ealing currently available for sale. Several of these have been sold overseas to investors in Asia the Middle East. Average asking prices for four of these developments are set out below.
The West Works (Redrow)
| Total Number of Apartments | 308 (143 private) |
| First launched | October 2017 |
Average Prices – The West Works
| Minimum | Average | Maximum | |
| Price | £304,000 | £431,886 | £600,000 |
| Price per ft² | £439 | £574 | £757 |
| Area (ft²) | 403 | 764 | 1,104 |
source: Molior
| Minimum | Average | Maximum | |
| 1 Bedroom | £304,000 | £339,893 | £430,000 |
| 2 Bedroom | £403,000 | £459,261 | £548,000 |
| 3 Bedroom | £502,000 | £559,900 | £600,000 |
source: Molior
The Edition – (Brick by Goldenstone Development)
| Total Number of Apartments | 35 (27 private) |
| First Launched | February 2021 |
Average Prices – The Edition
| Minimum | Average | Maximum | |
| Price | £510,000 | £701,056 | £935,000 |
| Price per ft² | £877 | £1,036 | £1,183 |
| Area (ft²) | 431 | 690 | 1,066 |
source: Molior
| Minimum | Average | Maximum | |
| 1 Bedroom | £510,000 | £602,962 | £625,000 |
| 2 Bedroom | £740,000 | £792,143 | £935,000 |
source: Molior
Western Circus (Barratt)
| Total Number of Apartments | 364 (240 private) |
| First Launched | March 2019 |
Average Prices – Western Circus
| Minimum | Average | Maximum | |
| Price | £497,000 | £563,686 | £735,000 |
| Price per ft² | £756 | £869 | £998 |
| Area (ft²) | 542 | 658 | 972 |
source: Molior
| Minimum | Average | Maximum | |
| 1 Bedroom | £479,000 | £523,579 | £597,000 |
| 2 Bedroom | £594,000 | £603,067 | £612,000 |
| 3 Bedroom | £735,000 | £735,000 | £735,000 |
source: Molior
Westgate House (Galliard)
| Total Number of Apartments | 311 |
| First Launched | September 2017 |
Average Prices – Westgate House
| Minimum | Average | Maximum | |
| Price | £295,000 | £410,019 | £715,000 |
| Price per ft² | £653 | £851 | £990 |
| Area (ft²) | 338 | 484 | 775 |
source: Molior
| Minimum | Average | Maximum | |
| Studio | £295,000 | £309,654 | £335,000 |
| 1 Bedroom | £325,000 | £402,911 | £545,000 |
| 2 Bedroom | £469,000 | £546,727 | £715,000 |
source: Molior
The Verdean (Mount Anvil / Catalyst)
| Total Number of Apartments | 990 (618 private) |
| First Launched | July 2020 |
Average Prices – The Verdean
No data available.
Environment & Leisure
Croydon has more than 120 parks and open spaces and is home to:
Ten large parks
4 nature conservation sites
4 swimming pools
14 leisure /sports centres
7 golf courses
23 outdoor gyms
12 locations with tennis courts
Hanwell Zoo
14 libraries
Transport
Croydon’s overground and underground stations are in Zones 3 and 4.
Overground Stations
| Acton Central | Acton Main Line |
| Castle Bar Park | Drayton Green |
| Ealing Broadway | Greenford |
| Hanwell | Northolt Park |
| South Acton | South Greenford |
| Southall | West Ealing |
Underground Stations
| Acton Town (District and Piccadilly lines) | Chiswick Park (District line) |
| Ealing Broadway (Central and District lines) | Ealing Common (District and Piccadilly lines) |
| Greenford (Central line) | Hanger Lane (Central line) |
| North Acton (Central line) | North Ealing (Piccadilly line) |
| Northfields (Piccadilly line) | Northolt (Central line) |
| Park Royal (Piccadilly line) | Perivale (Central line) |
| South Ealing (Piccadilly line) | West Acton (Central line) |
Local Government
The Labour Party
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