Where to Buy Property Investments in Ealing: Yields of 5.5%
Gross rental yields in Ealing reach 5.5% in UB2 (Norwood Green), where the average property price of £405,427 sits well below the borough's overall Land Registry average of £579,970. At the 2021 Census, Ealing's population of 367,115 made it the third most populous London borough, behind Croydon and Barnet. The borough recorded population growth of 8.47% from the 2011 figure of 338,449.
Ealing's average sold price of £579,970 places it 4.6% above the London regional average of £554,422 and 99.7% above the England average of £290,437. That premium reflects the borough's position in west London, connected by three London Underground lines (Central, District, and Piccadilly) and five Elizabeth line stations. For investors, the range across 11 postcodes creates distinct entry points. UB2 (Norwood Green) at £405,427 delivers the highest yield at 5.5%, while W4 (Chiswick) at £717,106 commands the highest monthly rent at £2,429.
Ealing is a borough in west London (ONS code E09000009), covering 21.44 square miles. The 11 postcodes in this guide cover Ealing's principal areas from Southall and Greenford in the west to Acton and Chiswick in the east. Several postcodes cross borough boundaries: HA0 crosses into Brent and Harrow, NW10 crosses into Brent, TW8 crosses into Hounslow, UB2 crosses into Hounslow, and W4 crosses into Hounslow. All data in this guide represents the full postcode area, not only the portion within Ealing. This article is part of our London property investment series.
Article updated: April 2026
Ealing Buy-to-Let Market Overview 2026
Ealing sits above the London average sold price by 4.6%, with gross yields ranging from 4.0% to 5.5% across 11 postcodes and monthly rents from £1,873 to £2,429.
- Average sold price: £579,970 (99.7% above England's £290,437)
- Asking price range: £405,427 (UB2, Norwood Green) to £717,106 (W4, Chiswick)
- Rental yields: 4.0% (W13) to 5.5% (UB2) across 11 postcodes with rental data
- Rental income: Monthly rents from £1,873 (UB2) to £2,429 (W4)
- Price per sq ft: House prices from £479/sq ft (UB2) to £853/sq ft (W4)
- Market activity: Sales ranging from 12 per month (UB2) to 43 per month (NW10)
- Deposit requirements: 30% deposits range from £121,628 (UB2) to £215,132 (W4)
- Affordability ratios: Property prices from 9.9 to 17.5 times Ealing's median annual salary of £40,889
Contents
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by Robert Jones, Founder of Property Investments UK
With two decades in UK property, Rob has been investing in buy-to-let since 2005, and uses property data to develop tools for property market analysis.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: April 2026. All data is presented as provided by our sources without amendments.
Why Invest in Ealing?
Ealing's population of 367,115 grew by 8.47% between the 2011 and 2021 Census counts, from 338,449 to 367,115. That makes the London Borough of Ealing the third most populous in London, behind Croydon (390,719) and Barnet (389,344). Population growth of this scale in a borough already well connected by public transport supports sustained tenant demand.
The median gross weekly salary for Ealing residents is £786.30, equating to £40,889 per year. This sits below the London regional median of £892.60 per week but above the Great Britain median of £752.40 per week. Ealing's employment rate of 77.5% is accompanied by an unemployment rate of 6.3%.
The borough benefits from three London Underground lines (Central, District, and Piccadilly) serving 14 stations, plus five Elizabeth line stations at Ealing Broadway, Acton Main Line, West Ealing, Hanwell, and Southall. Ealing Broadway is the main interchange, connecting the Central line, District line, and Elizabeth line. The University of West London has its main campus on St Mary's Road in Ealing (W5 5RF), and Ealing Hospital in Southall (UB1 3HW) is operated by London North West University Healthcare NHS Trust.
Ealing Economic Summary
- Population: 367,115 (2021 Census). Growth of 8.47% from 2011.
- Median annual salary: £40,889 (local), £46,415 (London), £39,125 (Great Britain)
- Employment rate: 77.5%
- Unemployment rate: 6.3%
- Key employment sectors: Professional services, healthcare (Ealing Hospital / LNWUH), education (University of West London), retail, transport and logistics
Source: ONS Census 2021, Nomis Labour Market Profile (ASHE 2025)
Regeneration and Investment in Ealing
Three major schemes totalling over 4,000 new homes and more than £475m in investment are reshaping Ealing's housing stock. The largest projects are concentrated around the borough's Elizabeth line stations and established town centres.
- Acton Gardens, South Acton Estate (under construction): Regeneration of the South Acton estate across 52 acres, delivering approximately 3,500 new homes through a partnership between L&Q and Countryside Properties running since 2010. By 2024, the project had delivered 2,098 homes. Updates at Ealing Council.
- Merrick Place, Southall (£175m, completion late 2026): 575 new homes next to Southall Elizabeth line station, with 35% affordable housing, developed by Vistry Group, Sovereign Network Group, and Grainger. The scheme targets the rental market directly, adding significant new stock around Southall's UB1 postcode. Details at Cartwright Pickard Architects.
- Broadway Connection, Ealing Broadway (£300m GDV, planning consent February 2024): A 300,000 sq ft mixed-use development on a 1.4-acre site opposite Ealing Broadway station by British Land, including offices, retail, restaurants, and public realm. Details at Opportunity London.
Ealing Property Market Analysis
When Was the Last House Price Crash in Ealing?
Ealing falls within the London Borough of Ealing local authority area, so all sold property prices from HM Land Registry are available at this level. The Land Registry index for Ealing begins in January 1995 at £85,469 and runs to January 2026 at £579,970, a total increase of 578.6% over 31 years.
The full cycle-by-cycle breakdown:
- 1995-2000 (Early growth): Prices doubled from £85,469 in January 1995 to £170,629 by January 2001. Low interest rates and rising employment in London's service economy fuelled demand in outer west London boroughs including Ealing.
- 2001-2007 (The boom): Prices continued climbing from £170,629 in January 2001 to £329,075 by October 2007, a 92.9% increase in under seven years. Buy-to-let mortgage availability expanded significantly through this period.
- 2008-2009 (The financial crisis): Ealing's pre-crash peak was £331,851 in January 2008. Prices fell to a trough of £268,454 in April 2009, a decline of 19.1%. The worst annual change reading in the crash window was -18.4% in March 2009. By property type, detached homes fell from £730,240 to £584,734 (down 19.9%), semi-detached from £445,823 to £362,264 (down 18.7%), terraced from £361,433 to £293,336 (down 18.8%), and flats from £264,901 to £213,548 (down 19.4%). Ealing's 19.1% overall decline was broadly in line with the London regional fall from £319,663 to £262,661 (17.8%) and sharper than England's decline from £183,883 to £150,438 (18.2%). For broader context on the national correction, see our guide to the 2008-09 housing market crash.
- 2010-2012 (Stagnation): Prices held in a tight band between £268,454 and £340,000 through this period. By January 2011, the average had recovered to £320,057 but did not return to the pre-crash peak until 2013.
Recovery, plateau, and the pandemic surge:
- 2012-2016 (Recovery and surge): Ealing first surpassed its pre-crash peak of £331,851 in May 2012 at £332,662, a recovery period of approximately three years from the April 2009 trough. Prices then climbed sharply to £503,390 by January 2016. This was driven by London's post-2012 property boom, Help to Buy, and strong overseas demand in west London.
- 2017-2019 (Plateau): Growth flattened. Prices moved from £523,565 in January 2017 to £517,116 in January 2019, a slight decline of 1.2% over two years as stamp duty surcharge effects and Brexit uncertainty weighed on London transactions.
- 2020-2022 (Pandemic and surge): After briefly dipping to £500,081 in January 2020, Ealing prices accelerated through the stamp duty holiday period, reaching the all-time high of £593,867 in December 2022. From the January 2020 low to the December 2022 peak, prices rose 18.8%.
- 2023 (Rate shock correction): The Bank of England base rate increases from 0.1% to 5.25% between late 2021 and August 2023 produced a correction. Ealing prices fell from £592,076 in January 2023 to £559,562 by January 2024, a decline of 5.5%.
- 2024-2026 (Current): Prices have stabilised. The latest Land Registry figure of £579,970 in January 2026 is 1.3% above January 2025's £572,622, and sits 2.3% below the December 2022 all-time high of £593,867.
Long-term growth:
- 5 years (2021-2026): 8.9% growth (£532,484 to £579,970)
- 10 years (2016-2026): 15.2% growth (£503,390 to £579,970)
- 15 years (2011-2026): 81.2% growth (£320,057 to £579,970)
- 20 years (2006-2026): 118.9% growth (£264,898 to £579,970)
- 25 years (2001-2026): 239.9% growth (£170,629 to £579,970)
- 30 years (1996-2026): 575.8% growth (£85,820 to £579,970)
The 2008 crash saw Ealing lose 19.1% in 15 months. An investor who bought at the January 2008 peak and held would have recovered that loss within approximately four years by May 2012 and would now hold a property worth 74.8% more than they paid. Over longer timeframes, Ealing's 575.8% growth since 1996 underlines the compounding effect of holding through market cycles. The 18-year property cycle provides a framework for understanding where London currently sits within these longer patterns.
Source: HM Land Registry House Price Index for Ealing, January 1995 to January 2026.
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View Property DealsSold House Prices in Ealing
The average sold price across all property types in Ealing is £579,970, sitting 99.7% above the England average of £290,437. This premium is consistent across every property type, with semi-detached houses showing the widest gap at 202.1% above the national figure. Flats, the most common property type in the borough's denser areas, sit at £406,696, which is still 86.2% above the England flat average.
| Property Type | Ealing Average | England Average | Difference |
|---|---|---|---|
| Detached houses | £1,374,989 | £468,546 | +193.5% |
| Semi-detached houses | £869,992 | £288,046 | +202.1% |
| Terraced houses | £703,668 | £243,580 | +188.9% |
| Flats and maisonettes | £406,696 | £218,449 | +86.2% |
| All property types | £579,970 | £290,437 | +99.7% |
Detached houses in Ealing average £1,374,989, nearly three times the England detached average of £468,546. Stock is concentrated in areas like W5 (Ealing Broadway) and W4 (Chiswick), where large family homes on established streets command premium prices. The low volume of detached sales means this figure is driven by a relatively small number of transactions.
Semi-detached houses at £869,992 show the highest premium over England at 202.1%. Ealing's Edwardian and inter-war semi-detached stock, particularly in W3 (Acton), W7 (Hanwell), and W13 (West Ealing), is characteristic of the borough's residential character. These properties form a significant share of the housing stock.
Terraced houses average £703,668, sitting 188.9% above the national figure. Victorian terraces dominate areas like W3 (Acton) and parts of UB1 (Southall), providing the type of properties often suited to HMO conversion or multi-occupancy letting.
Flats and maisonettes at £406,696 carry the narrowest premium at 86.2%. This is the most accessible property type in Ealing for buy-to-let investors. New-build flat supply from developments in NW10 (North Acton) and TW8 (Brentford) has expanded this segment in recent years.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: April 2026. All data is presented as provided by our sources without amendments.
Price Per Square Foot in Ealing
Price per square foot in Ealing ranges from £479 in UB2 (Norwood Green) to £853 in W4 (Chiswick), a spread of £374 per square foot across the borough. This metric strips out the effect of property size and reveals where buyers pay the most for each unit of space. The borough splits into three broad tiers: the W4/W5/W13 premium band above £700/sq ft, the W3/W7/NW10/TW8 mid-range around £600-£670/sq ft, and the UB/HA0 affordable band below £560/sq ft.
| Rank | Area | Price per sq ft |
|---|---|---|
| 1 | UB2 (Norwood Green) | £479 |
| 2 | UB1 (Southall) | £499 |
| 3 | HA0 (Wembley, Alperton) | £542 |
| 4 | UB6 (Greenford, Perivale) | £555 |
| 5 | TW8 (Brentford) | £600 |
| 6 | NW10 (Park Royal, North Acton) | £601 |
| 7 | W7 (Hanwell) | £644 |
| 8 | W3 (Acton) | £666 |
| 9 | W13 (West Ealing) | £729 |
| 10 | W5 (Ealing Broadway) | £733 |
| 11 | W4 (Chiswick) | £853 |
UB2 (Norwood Green) at £479 per square foot buys 78.1% more floor area per pound than W4 (Chiswick) at £853. For investors focused on maximising lettable floor area for each pound invested, the UB postcodes offer the most space per pound. The gap reflects the difference between Chiswick's status as one of west London's established residential areas and the more affordable housing stock in the western part of the borough.
For Sale Asking Prices in Ealing
Asking prices across Ealing's 11 postcodes range from £405,427 in UB2 (Norwood Green) to £717,106 in W4 (Chiswick). The mean asking price across all postcodes is £537,487. Six of the 11 postcodes sit below the £537,487 mean, which is pulled upwards by the W4 and W5 premiums. Below market value opportunities are more likely to surface in the higher-volume postcodes like NW10 (43 sales per month) and W5 (32 sales per month), where greater transaction flow increases the chance of motivated sellers.
| Rank | Area | Asking Price |
|---|---|---|
| 1 | UB2 (Norwood Green) | £405,427 |
| 2 | HA0 (Wembley, Alperton) | £466,144 |
| 3 | UB1 (Southall) | £472,064 |
| 4 | TW8 (Brentford) | £498,807 |
| 5 | NW10 (Park Royal, North Acton) | £516,345 |
| 6 | W3 (Acton) | £523,948 |
| 7 | W7 (Hanwell) | £528,620 |
| 8 | UB6 (Greenford, Perivale) | £538,450 |
| 9 | W13 (West Ealing) | £576,055 |
| 10 | W5 (Ealing Broadway) | £669,386 |
| 11 | W4 (Chiswick) | £717,106 |
The £311,679 gap between UB2 and W4 is one of the widest postcode spreads among London boroughs. An investor entering UB2 at £405,427 commits just 56.5% of the capital required for W4. That difference buys an entirely different return profile: UB2 delivers 5.5% gross yield against W4's 4.1%, though W4 commands £2,429 in monthly rent, the borough's highest. Both approaches offer exposure to the same borough-level fundamentals, including Elizabeth line connectivity and regeneration spending, at very different price points.
House Price Growth in Ealing
Growth across Ealing's postcodes is uneven. UB1 (Southall) leads the five-year growth table at 28.6%, more than double the next highest at 16.6% for W13 (West Ealing). At the other end, three postcodes show negative three-year growth, led by TW8 (Brentford) and NW10 (Park Royal) at -6.2% and -6.0% respectively. Read these growth figures alongside the price per square foot data above and the rental yield data below for a fuller picture.
| Area | 1 Year | 3 Years | 5 Years |
|---|---|---|---|
| UB1 (Southall) | 1.2% | 1.2% | 28.6% |
| W13 (West Ealing) | 7.8% | 13.1% | 16.6% |
| NW10 (Park Royal, North Acton) | -0.1% | -6.0% | 13.4% |
| UB2 (Norwood Green) | 11.1% | 20.7% | 12.3% |
| HA0 (Wembley, Alperton) | -2.2% | 2.6% | 10.0% |
| W7 (Hanwell) | 11.9% | 7.8% | 7.2% |
| W4 (Chiswick) | 4.3% | -5.9% | 6.4% |
| W5 (Ealing Broadway) | 3.6% | 5.5% | 4.5% |
| UB6 (Greenford, Perivale) | -5.7% | -2.1% | 4.5% |
| TW8 (Brentford) | -6.2% | -6.2% | 2.3% |
| W3 (Acton) | 4.8% | 1.0% | 0.5% |
UB1's 28.6% five-year growth reflects the Elizabeth line effect on Southall. The opening of direct central London services through Southall station in late 2022 coincided with a step change in buyer demand. That growth has since flattened to 1.2% over both one year and three years, suggesting prices may have adjusted to the new connectivity.
TW8 (Brentford) shows the weakest profile, with -6.2% over both one year and three years. New-build supply from the Brentford development corridor has increased stock levels, and TW8 crosses into the London Borough of Hounslow, where pricing dynamics differ from central Ealing. W3 (Acton) shows just 0.5% five-year growth despite its proximity to Acton Town and South Acton stations, which may reflect the ongoing Acton Gardens regeneration depressing short-term values through construction disruption.
Monthly Property Sales in Ealing
NW10 (Park Royal, North Acton) leads Ealing for transaction volume with 43 sales per month, followed by W5 (Ealing Broadway) and W3 (Acton) at 32 each. Higher transaction volumes provide more comparable evidence for valuations and typically indicate more liquid markets. For investors looking at off-market opportunities, postcodes with higher volumes are more likely to produce motivated sellers.
| Area | Sales per Month | Turnover | Asking Price |
|---|---|---|---|
| NW10 (Park Royal, North Acton) | 43 | 6% | £516,345 |
| W5 (Ealing Broadway) | 32 | 5% | £669,386 |
| W3 (Acton) | 32 | 5% | £523,948 |
| W4 (Chiswick) | 28 | 7% | £717,106 |
| HA0 (Wembley, Alperton) | 20 | 8% | £466,144 |
| W13 (West Ealing) | 19 | 5% | £576,055 |
| UB6 (Greenford, Perivale) | 18 | 8% | £538,450 |
| W7 (Hanwell) | 17 | 8% | £528,620 |
| TW8 (Brentford) | 17 | 4% | £498,807 |
| UB1 (Southall) | 14 | 7% | £472,064 |
| UB2 (Norwood Green) | 12 | 5% | £405,427 |
UB2 (Norwood Green), the borough's highest-yielding postcode at 5.5%, records just 12 sales per month. That is the lowest volume in Ealing. The 5% turnover rate is in line with the borough average, but the absolute number of transactions means fewer opportunities to buy and potentially longer marketing periods when selling. W4 (Chiswick) combines the highest turnover rate at 7% with 28 monthly sales, reflecting active demand at the premium end. HA0 (Wembley, Alperton), UB6 (Greenford), and W7 (Hanwell) all show 8% turnover, the highest in the borough.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- HM Land Registry UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: April 2026. All data is presented as provided by our sources without amendments.
Ealing Rental Market Analysis
For investors weighing up whether rental property is a worthwhile investment in Ealing, the data below breaks down average monthly rents and gross rental yields across the borough's postcodes.
All 11 postcodes have rental data. Monthly rents range from £1,873 (UB2) to £2,429 (W4), and gross yields from 4.0% (W13) to 5.5% (UB2). If you are looking to build a property portfolio in west London, Ealing's combination of Elizabeth line connectivity and rental yields above 5% in three postcodes provides a data set to work with.
Average Rent and Gross Rental Yields in Ealing
Ealing's yield pattern follows a clear inverse relationship with price. UB2 (Norwood Green) delivers the highest gross yield at 5.5% on a monthly rent of £1,873, while W4 (Chiswick) commands the highest rent at £2,429 but yields 4.1%. The £556 monthly rent gap between UB2 and W4 is more than offset by the £311,679 price difference. Understanding how to calculate rental yield is essential for comparing these returns.
| Area | Average Monthly Rent | Asking Price | Gross Yield |
|---|---|---|---|
| UB2 (Norwood Green) | £1,873 | £405,427 | 5.5% |
| TW8 (Brentford) | £2,195 | £498,807 | 5.3% |
| HA0 (Wembley, Alperton) | £2,013 | £466,144 | 5.2% |
| UB1 (Southall) | £1,980 | £472,064 | 5.0% |
| W3 (Acton) | £2,202 | £523,948 | 5.0% |
| W7 (Hanwell) | £2,119 | £528,620 | 4.8% |
| NW10 (Park Royal, North Acton) | £1,989 | £516,345 | 4.6% |
| UB6 (Greenford, Perivale) | £1,909 | £538,450 | 4.3% |
| W5 (Ealing Broadway) | £2,278 | £669,386 | 4.1% |
| W4 (Chiswick) | £2,429 | £717,106 | 4.1% |
| W13 (West Ealing) | £1,923 | £576,055 | 4.0% |
Three postcodes clear 5% gross yield: UB2 (5.5%), TW8 (5.3%), and HA0 (5.2%). These are all in the western half of the borough, where lower property prices combine with rents that track closer to the borough median. TW8 (Brentford) at 5.3% is notable for achieving this yield alongside the third-highest monthly rent at £2,195, though its -6.2% one-year price growth is the weakest in the borough.
W13 (West Ealing) records the lowest yield at 4.0% despite sitting mid-table on rent at £1,923. Its asking price of £576,055 is higher relative to its rent level than any other postcode. W13 has, however, delivered 16.6% five-year capital growth, the second highest in the borough. This is a pattern where yield and growth pull in opposite directions.
Is Ealing Rent High?
The median gross weekly salary in Ealing is £786.30, which equates to £3,407 per month or £40,889 per year. This is below the London regional median of £892.60 per week and above the Great Britain median of £752.40 per week. Data from the Nomis Labour Market Profile (ASHE 2025).
Rent as a percentage of gross monthly income ranges from 54.9% in UB2 (Norwood Green) to 71.3% in W4 (Chiswick). Every postcode in Ealing exceeds 50% of gross earnings, reflecting London's rental market dynamics. These percentages are based on the borough-wide median salary applied to each postcode's average rent, so actual tenant incomes in premium areas like W4 and W5 are likely higher than the borough median.
| Rank | Area | Rent as % of Income |
|---|---|---|
| 1 | W4 (Chiswick) | 71.3% |
| 2 | W5 (Ealing Broadway) | 66.9% |
| 3 | W3 (Acton) | 64.6% |
| 4 | TW8 (Brentford) | 64.4% |
| 5 | W7 (Hanwell) | 62.2% |
| 6 | HA0 (Wembley, Alperton) | 59.1% |
| 7 | NW10 (Park Royal, North Acton) | 58.4% |
| 8 | UB1 (Southall) | 58.1% |
| 9 | W13 (West Ealing) | 56.4% |
| 10 | UB6 (Greenford, Perivale) | 56.0% |
| 11 | UB2 (Norwood Green) | 54.9% |
W4 (Chiswick) at 71.3% reflects its premium rents of £2,429 per month, the highest in the borough. In practical terms, tenants in W4 and W5 earning above the borough median can afford these rents at a more typical ratio. The UB postcodes (UB2 at 54.9%, UB6 at 56.0%, UB1 at 58.1%) form the most affordable rental band relative to local earnings, sitting noticeably below the borough-wide average of approximately 62%. For investors, the consistently high rent-to-income ratios across all 11 postcodes indicate strong rental demand underpinned by London employment access.
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Are House Prices High? Price-to-Earnings Ratios
Purchasing a property in Ealing requires between 9.9 and 17.5 times the median annual salary. This is based on the Nomis Labour Market Profile for Ealing showing the median gross annual income for Ealing residents is £40,889.
A ratio of 9.9 in UB2 (Norwood Green) is high by national standards but competitive within London. W4 (Chiswick) at 17.5 times earnings reflects the premium pricing of that postcode. Consider these ratios alongside the stamp duty implications and the capital gains tax position when assessing total investment costs.
| Rank | Area | Price-to-Earnings Ratio |
|---|---|---|
| 1 | UB2 (Norwood Green) | 9.9 |
| 2 | HA0 (Wembley, Alperton) | 11.4 |
| 3 | UB1 (Southall) | 11.5 |
| 4 | TW8 (Brentford) | 12.2 |
| 5 | NW10 (Park Royal, North Acton) | 12.6 |
| 6 | W3 (Acton) | 12.8 |
| 7 | W7 (Hanwell) | 12.9 |
| 8 | UB6 (Greenford, Perivale) | 13.2 |
| 9 | W13 (West Ealing) | 14.1 |
| 10 | W5 (Ealing Broadway) | 16.4 |
| 11 | W4 (Chiswick) | 17.5 |
The bottom four postcodes (UB2, HA0, UB1, TW8) all sit below 12.5 times earnings. That places them within the range common across London's outer boroughs. For context, investors looking at how to invest in property in London will find that most boroughs have postcodes exceeding 10 times median earnings. Ealing's range of 9.9 to 17.5 captures the full spectrum from accessible outer-borough entry points to premium west London pricing.
Deposit Requirements in Ealing
A 30% deposit on the cheapest Ealing postcode, UB2 (Norwood Green), is £121,628. The most expensive postcode, W4 (Chiswick), requires £215,132. That £93,504 gap between the lowest and highest deposits is significant, though both sit at a level typical for London. Understanding how to manage risk in property investment becomes increasingly relevant at these deposit levels.
| Rank | Area | 30% Deposit Required |
|---|---|---|
| 1 | UB2 (Norwood Green) | £121,628 |
| 2 | HA0 (Wembley, Alperton) | £139,843 |
| 3 | UB1 (Southall) | £141,619 |
| 4 | TW8 (Brentford) | £149,642 |
| 5 | NW10 (Park Royal, North Acton) | £154,904 |
| 6 | W3 (Acton) | £157,184 |
| 7 | W7 (Hanwell) | £158,586 |
| 8 | UB6 (Greenford, Perivale) | £161,535 |
| 9 | W13 (West Ealing) | £172,817 |
| 10 | W5 (Ealing Broadway) | £200,816 |
| 11 | W4 (Chiswick) | £215,132 |
Five postcodes require deposits below £155,000: UB2, HA0, UB1, TW8, and NW10. These western and northern postcodes represent the most capital-efficient entry points into the Ealing market. The step up from UB1 (£141,619) to TW8 (£149,642) is approximately £8,000, while the jump from W13 (£172,817) to W5 (£200,816) is nearly £28,000. For investors structuring purchases through a limited company, the tax treatment of mortgage interest may influence deposit strategy.
What the Ealing Data Tells Buy-to-Let Investors
UB2 (Norwood Green) leads Ealing for gross yield at 5.5%, with an entry price of £405,427 and a 30% deposit of £121,628. It also delivered 11.1% one-year price growth and 20.7% over three years. HA0 (Wembley, Alperton) at 5.2% yield and UB1 (Southall) at 5.0% offer similar entry prices around £466,000-£472,000 with deposits under £142,000. These three postcodes form Ealing's accessible yield band, all sitting on or near Elizabeth line and Central line routes with direct central London access. Investors searching for investment property in London at sub-£500,000 entry prices will find all three within that threshold.
W13 (West Ealing) and UB1 (Southall) lead the growth data at 16.6% and 28.6% over five years respectively. W13 combines that growth with a 4.0% yield, the lowest in the borough. UB1 pairs its 28.6% five-year growth with a 5.0% yield, making it the postcode where yield and growth converge most strongly.
TW8 (Brentford) shows -6.2% growth over both one year and three years. NW10 (Park Royal) records -6.0% three-year growth. W3 (Acton) has the weakest five-year growth at 0.5%. UB6 (Greenford) is down 5.7% over one year. TW8 at 5.3% yield and W3 at 5.0% yield still deliver above-average rental returns despite the price corrections.
Selective licensing does not currently operate across the London Borough of Ealing, though landlords in all London boroughs are subject to mandatory HMO licensing for properties housing five or more people from two or more households. Check selective licensing schemes for the latest borough-level position.
How Ealing Compares
Ealing's mean asking price of £537,487 positions it between Hounslow (£492,828) and Brent (£552,053) among neighbouring west and north-west London boroughs. Ealing's top yield of 5.5% sits mid-range in this group.
| Location | Mean Asking Price | Mean Monthly Rent | Top Gross Yield |
|---|---|---|---|
| Hounslow | £492,828 | £1,903 | 5.9% |
| Ealing | £537,487 | £2,083 | 5.5% |
| Brent | £552,053 | £2,084 | 5.7% |
| Harrow | £552,343 | £1,943 | 5.2% |
| Barnet | £691,818 | £2,114 | 5.7% |
Hounslow offers the lowest mean asking price at £492,828, which is 8.3% below Ealing, and the highest top yield in this group at 5.9%. For investors targeting yield, Hounslow's lower entry price produces a stronger income return. Ealing's mean monthly rent of £2,083 is comparable to Brent at £2,084, though Brent's top yield of 5.7% edges ahead on 0.2 percentage points.
Harrow at £552,343 is 2.8% more expensive than Ealing on mean asking price but has the lowest top yield in the group at 5.2% and the lowest mean rent at £1,943. Barnet at £691,818 is 28.7% more expensive than Ealing and produces a top yield of 5.7%, demonstrating that higher-priced boroughs can still deliver competitive yields if the right postcodes are targeted. For a broader view of where London boroughs sit on yield, see our analysis of the areas of London with the highest rental yields and the best buy-to-let locations across the UK.
Frequently Asked Questions
Is Ealing an expensive part of London?
Ealing sits slightly above the London average. The borough's average sold price of £579,970 (January 2026, HM Land Registry) is 4.6% above the London regional average of £554,422. Within the borough, prices range widely: UB2 (Norwood Green) at £405,427 sits 26.9% below the London average, while W4 (Chiswick) at £717,106 sits 29.4% above it. Compared to neighbouring boroughs, Ealing's mean asking price of £537,487 falls between Hounslow (£492,828) and Brent (£552,053).
What are the best areas to buy property in the Borough of Ealing?
Each of Ealing's 11 postcodes produces a different combination of yield, growth, and liquidity. UB2 (Norwood Green) has the highest gross yield at 5.5% with the lowest asking price at £405,427. UB1 (Southall) delivered the strongest five-year capital growth at 28.6%, with a 5.0% yield. W4 (Chiswick) commands the highest monthly rent at £2,429 and the highest price per square foot at £853. NW10 (Park Royal, North Acton) has the highest transaction volume at 43 sales per month.
How has the Elizabeth line affected property near Ealing Broadway?
Ealing Broadway station is one of five Elizabeth line stations in the borough, alongside Acton Main Line, West Ealing, Hanwell, and Southall. W5 (Ealing Broadway) has an asking price of £669,386 and recorded 4.5% five-year growth. The strongest growth readings among Elizabeth line station postcodes are in UB1 (Southall) at 28.6% over five years and W13 (West Ealing) at 16.6%. W7 (Hanwell) recorded 7.2% over the same period. The postcodes with Elizabeth line stations in the western half of the borough have all delivered positive five-year capital growth.
What is the average house price in Ealing?
The average sold price in the London Borough of Ealing is £579,970 as of January 2026 (HM Land Registry). This breaks down by property type: detached houses £1,374,989, semi-detached £869,992, terraced £703,668, and flats £406,696. At postcode level, asking prices range from £405,427 in UB2 (Norwood Green) to £717,106 in W4 (Chiswick), with a mean across all 11 postcodes of £537,487. Ealing's sold price has grown 1.3% year-on-year from £572,622 in January 2025.
Where are houses for sale in the Borough of Ealing?
Houses for sale in the Borough of Ealing span 11 postcodes from UB2 (Norwood Green) at £405,427 to W4 (Chiswick) at £717,106. The highest transaction volumes are in NW10 (Park Royal, North Acton) with 43 sales per month, W5 (Ealing Broadway) with 32, and W3 (Acton) with 32. Lower-volume postcodes like UB2 (12 sales per month) and UB1 (Southall, 14 per month) see fewer properties listed but also carry the highest gross yields at 5.5% and 5.0% respectively. Searching for repossessed houses for sale or renovation properties in higher-volume postcodes increases the chance of finding discounted stock.
What does a flat in Ealing cost?
The average flat price across the London Borough of Ealing is £406,696 (January 2026, HM Land Registry), 86.2% above the England flat average of £218,449. At postcode level, flats dominate the stock in denser areas like NW10 (Park Royal, North Acton) and TW8 (Brentford), where new-build development has expanded supply. The borough-wide average asking price of £537,487 across all property types is higher than the flat average, reflecting the mix of houses and flats across the 11 postcodes. Investors considering flats in Ealing can explore no-deposit routes or off-plan property in the borough's active development corridors.