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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: £500,000
Median price trend: £500k
Pending dev applications: 194
Pipeline value (GDV): £441.2m

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

3,348 sales clearing across the type-mix

£365k

£365,000

£600k

£600,000

£700k

£700,000

£1.4m

£1,370,000

Source: HM Land Registry Price Paid, rolling 12 months.

New build mix

-43.2% premium

239

3,109

New build · 7.1%Existing stock

Planning approval rate

75%approved

of 915 decided applications

Ealing 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

£500,000

-3.4%

3,348

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

Pending260215FUL

287

units

Construction of a mixed-use development comprising residential dwellings (Use Class C3) and flexible commercial and/or community floorspace (Use Classes E and/or F2), together with associated landscaping and vehicle parking. The proposal represents a departure from the Development Plan, as it is not in accordance with the policies in force for the area. The site is designated as a Locally Significant Industrial Site (LSIS), and the scheme constitutes Major Development. For Public Consultation Purposes Only (not forming part of the statutory Description of Development): The proposal includes 287 residential dwellings (Use Class C3) and 254 sqm of flexible commercial and/or community floorspace (Use Classes E and/or F), with buildings ranging from 10 to 15 storeys in height.

Pending223246FUL

215

units

Construction of a part 6, part 8, part 10, part 16 and part 22 storey mixed-use development with part basement, comprising community/commercial uses on the ground and mezzanine floors and 215 flats above; associated cycle/vehicle parking, servicing bay with new access road along the southern boundary off Merrick Road (Following demolition of existing building)

Pending260344PACBSD

units

Change of use from commercial, business and service floorspace (Use Class E) into 66 self-contained residential units (Use Class C3) across first floor, second floor, third floor, fourth floor and fifth floor (Class MA, 56-day Prior Approval Process))

Pending260955PANDCM

units

Construction of two additional storeys Block L to accommodate 80 flats (Prior Approval Notification - Class AA, Part 20, Schedule 2)

Pending260690PACBSD

units

Change of use from commercial, business and�service floorspace (Use Class E) into 36 self-contained residential units (2 x studio, 30 x 1 bed and 4 x 2 bed) with 9 parking spaces (Use Class C3) across lower ground, part of the�ground, first, and second floor (Class MA, 56-day Prior Approval Process)�and retention of the retail unit.

Pending261979FUL

units

Demolition of the existing buildings and erection of a six storey building with part basement to provide 31 residential units (3 x studios, 23 x one-bed, 5 x two-bed), with associated landscaping, cycle parking and refuse storage

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 · 28 September 2026

Date	Address	Type	Tenure	Price
27 July 2026	36, LEAVER GARDENS	S	F	£580,000
24 July 2026	FLAT 16, WESTERN COURT, ROSEBANK WAY	F	L	£380,000
23 July 2026	FLAT 512, COBALT HOUSE, BAKERY WALK	F	L	£325,000
21 July 2026	73, PURSEWARDENS CLOSE	F	L	£398,000
21 July 2026	10, BYRON ROAD	S	F	£1,435,000
20 July 2026	22, CHURCH GARDENS	S	F	£990,000
17 July 2026	91, DRAYTON AVENUE	T	F	£800,000
17 July 2026	20, BROUNCKER ROAD	T	F	£975,000

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.

Ealing development finance

Term sheets for ground-up schemes — 65-70% LTGDV typical for Ealing.

View terms

Ealing bridging finance

Auction, refurb and pre-planning bridge for Ealing sites.

See rates

Ealing market hub

Full Ealing location profile — services, sold data, and contacts.

Visit hub

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.

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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).