Pending262743PACBSD
68
units
Change of use from office floorspace (Use Class E(g)(i)) to residential x 68 flats (Use Class C3) (Class MA, 56 day Prior Approval Process)
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Greater London · Q2 2026
Ealing pipeline tilts to HMO conversions as £520k median holds
Land Registry shows 2,086 sales in the year to March 2026 and the live planning slate is dominated by HMO conversions rather than new-build.
- Median sale price
- £505,000
- Median price trend
- £505k
- Pending dev applications
- 119
- Pipeline value (GDV)
- £79.3m
-1.2% YoY
184 units
82% approval rate (recent decisions)
Ealing closed the twelve months to March 2026 with a £520,000 median sale price and 2,086 recorded transactions, with prices flat year on year. The live planning slate for the borough is small but pointed: nine pending applications, no fresh approvals in the current window, and a clear tilt towards HMO and small-flat conversions rather than ground-up schemes.
What's driving the Ealing market
Ealing is the western anchor of the Elizabeth line and one of the few outer London boroughs that combines a working high street with genuine commuter pull into Paddington, Bond Street and the City. The 2026 picture is one of stabilisation rather than growth. The £520,000 borough median sits between the inner-west values of Hammersmith and Kensington and the more affordable Hounslow and Hillingdon catchments, and the type-by-type spread is wide. Detached stock clears at a £1,285,000 median, semis at £715,000, terraces at £615,000 and flats at £375,660. New-build runs at a 13.8% discount to existing stock, which is unusual: in most London boroughs new-build prints a premium. We read that as a function of mix rather than weakness, with recent new-build registrations skewed to smaller flats in Southall and Greenford rather than higher-value houses in W5 and W13. Crossrail capacity at Ealing Broadway, West Ealing, Hanwell and Southall continues to underpin tenant demand, particularly for two-bed flats within ten minutes of a station.
Market data at a glance
The Ealing numbers, visualised
Median sale price by property type
2,126 sales clearing across the type-mix
F£375,000
£375k
T£602,000
£602k
S£661,000
£661k
D£1,240,000
£1.2m
Source: HM Land Registry Price Paid, rolling 12 months.
New build mix
-9% premium41
2,085
New build · 1.9%Existing stock
Planning approval rate
82%approved
of 94 decided applicationsEaling quarterly median price & volume
Median sale priceTransactions
Source: HM Land Registry Price Paid Data. Median computed across all registered transactions per period.
How Ealing compares
Market
Median
YoY
12m txns
Ealing
£505,000
-1.2%
2,126
London average
£525,000
+0.8%
—
UK average
£285,000
+1.4%
—
Development pipeline
Live planning activity in Ealing
The Idox feed for the London Borough of Ealing returned nine pending applications and zero approvals in the current Q2 window, which is a thin slate by inner-west London standards. The composition matters more than the count. Application 261797FUL at 9 and 9A Ross Close in Northolt proposes the conversion of two single dwellings into a ten-bedroom large HMO with rear and roof extensions, the largest single-site uplift in the current pipeline. 261732FUL at 19 Chaucer Road in Acton seeks consent for three self-contained flats out of one house, with associated extensions and amenity space, and 261720FUL at 26 Oakwood Avenue in Southall converts a single dwelling into two self-contained flats. Around those, applications 261825FUL on Cecil Road, 261821FUL on Noel Road, 261644FUL on Barnham Road and 261664FUL on Tentelow Lane are all C3 to C4 HMO change-of-use cases. Total estimated GDV across the live slate sits at £4.14m on nine units, weighted heavily to existing-fabric conversion rather than new build. For brokers, that mix means most current Ealing funding requests will be permitted-development style refurbishment finance and small conversion bridges rather than full development debt.
Top schemes by GDV in the pipeline
Notable pending applications
Pending262648VAR
41
units
Application for a Minor Material Amendment (S73a) for removal of condition 11 of planning permission ref: PP/2015/4921 (222363VAR) dated 17/02/2017 (27/06/2023) for: Residential led mixed-use redevelopment of the site consisting of part one, part two, part three, part four and part five storey building to provide 41 x residential units on the first, second, third and fourth floors; and 10 x commercial units on the ground floor (7 x A1 Units; 1 x A2 unit; and 1 x A2 units); provision of car and cycle parking, and raised amenity space (first floor podium) and refuse storage; and shop front alterations (following part demolition of existing building). Amendment proposes removal of condition 11 as the commercial units are existing and not part of development
Pending262307VAR
9
units
Application under Section 73 of the Town and Country Planning Act (1990) (as amended) seeking a Minor Material Amendment to vary Conditions 1, 2, 3, 4, 5, 6, 9, 11, 12, 13, 15, 16 and 17 to enable phased implementation of the approved development through a phasing plan, and to introduce a new condition requiring payment of Community Infrastructure Levy (CIL) on commencement of each phase; attached to planning permission 232806FUL�dated 07 June 2024 which granted planning permission for: Redevelopment of existing mixed-used building (commercial/retail units at ground floor, and residential on upper floors) to create 9no residential units in total; facilitated by two storey rear extension and conversion of roof space to habitable use incorporating two front dormers (at Nos. 300-302 Ruislip Road East); and two storey mews to rear (following demolition of existing commercial/retail units and rear garages); associated internal and external alterations; and provision of vehicular, and pedestrian access routes
Pending262550VAR
6
units
Minor Material Amendment Application (S.73) to vary condition 2 (approved plans) to allow amendments of wordings pursuant to 254660VAR dated 29/01/2026 for 'Alterations and extensions to roof of the building to provide six self-contained residential units; associated works including rear dormer extensions; raising of front stairwells; and landscaping'
Pending262384FUL
6
units
Change of use from a large house in multiple occupation (HMO) (Sui Generis) into six flats (Use Class C3); alteration and extension to main roofslope, extending hip to gable ends x 2 and rear roof extension; alteration to side and rear fenestration; alteration to ground floor rear roof
Pending262526PIP
3
units
Application for Permission in Principle under Part 2A of the Town and Country Planning (Permission in Principle) Order 2017 (as amended) for erection of three dwellings
Source: London Borough of Ealing portal. GDV estimates use local sales medians by property type.
Sales activity
Recent Ealing sold prices
The recent transactions list shows what developers and their funders should benchmark against. At the family-house end, 59 York Avenue in Hanwell (W7) sold for £965,000 in March 2026, a freehold semi that anchors the upper end of W7 expectations, and 117 Saxon Drive in Acton (W3) cleared at £730,000 as a freehold detached. 56 Costons Avenue in Greenford (UB6) traded at £715,000 and 504 Whitton Avenue West (UB6) at £545,000, both freehold terraces. Flat exits are clustered between £230,000 and £515,000, with 37A Fordhook Avenue in Ealing (W5) at £900,000 the standout for a larger leasehold unit and 38 Ashwell House on Healum Avenue (UB2) at £230,000 the low marker. A notable commercial print: the Hornlane filling station at 162 to 164 Horn Lane (W3) changed hands for £1,409,994 in March 2026, a freehold land transaction that is worth flagging to any sponsor scoping forecourt-to-residential conversions in Acton.
Latest registered sales
Land Registry · 11 August 2026| Date | Address | Type | Tenure | Price |
|---|---|---|---|---|
26 June 2026 | FLAT 15, SPRINGFIELD COURT, LYNTON ROAD | F | L | £347,500 |
26 June 2026 | 44A, GROSVENOR ROAD | F | L | £420,000 |
22 June 2026 | 8, RIPON CLOSE | T | F | £585,000 |
22 June 2026 | FLAT 1, BRECON HOUSE, TAYWOOD ROAD | F | L | £317,500 |
22 June 2026 | FLAT 3, ROBERTS COURT, 46 - 48, MADELEY ROAD | F | L | £460,000 |
19 June 2026 | 27, WILTSHIRE HOUSE, AVENUE ROAD | F | L | £395,000 |
19 June 2026 | FLAT 6, 233, ACTON LANE | F | L | £495,000 |
19 June 2026 | FLAT 1, LOVELACE HOUSE, 96 - 122, UXBRIDGE ROAD | F | L | £367,500 |
Ealing's live planning slate runs to nine pending applications and £4.14m of indicative GDV, weighted to HMO conversions rather than new build.
For developers
What this means for Ealing schemes
For schemes in Ealing, we typically arrange senior development debt at 65-70% LTGDV, with day-one land advances at 55-65% LTC depending on planning status and sponsor track record. Pricing on senior debt has settled in a 9-12% all-in range for experienced sponsors on schemes up to roughly £15m GDV, with margins tightening on larger, fully-consented sites in W5 and W13. Bridging for site assembly, permitted-development purchases or pre-planning acquisitions is available from 0.65% per month on cleaner cases. Given the current pipeline mix, the most fundable Ealing requests in 2026 are likely to be HMO conversion bridges of £400k to £1.5m, small flat-conversion development loans of £750k to £3m, and Elizabeth-line-adjacent PRS schemes of 8 to 30 units in W7, W13 and UB1. Exit benchmarks should price two-bed flats at £375k to £450k for most of the borough and £475k to £600k for W5 and the western edge of W13.
Where we fund in Ealing
Outlook
The next 12 months in Ealing
We expect Ealing to remain a stabilisation market through the rest of 2026, with the £520,000 median holding rather than retreating and transaction volume sustained by Elizabeth-line demand. The thin approvals window in the current Idox extract is worth watching: if pending decisions do not move through committee in the next two quarters, scheme starts will lag and 2027 completions will run light. For developers, that is a supply-side opportunity but a planning-risk caution. For brokered finance, we expect terms to stay broadly stable, with the best pricing reserved for sponsors who can evidence prior delivery in W3, W5, W7 and the Southall corridor.
Planning a Ealing scheme?
We arrange senior debt, mezzanine and equity for development schemes from £500k to £50m. No upfront fees, indicative terms in 48 hours.
Sources: HM Land Registry Price Paid Data (sold prices); London Borough of Ealing planning portal (planning applications); ONS House Price Index (regional benchmarks). Report generated 20 May 2026 by Construction Capital's market intelligence team.
Methodology: Pending GDV is estimated by multiplying declared unit counts by local sales medians for the corresponding property type. Approval rate is the share of decided applications (last 12 months) granted permission. Sold-price changes are year-on-year comparisons of the median sale price. Pipeline activity refers to residential development applications only — household extensions, conditions variations, and other non-development applications are excluded. Construction Capital is a trading name of Lenzie Consulting Ltd. (08174104).