293
Live planning schemes
Greater London
Commercial Property Development Finance in Ealing
Senior debt, stretch senior, mezzanine, JV equity, stabilisation and development exit finance for commercial schemes in Ealing.
Written by Matt Lenzie Founder & Principal Broker · 25 years arranging development finance
288
Units in the pipeline
£135m
Development pipeline GDV
£520k
Residential median (exit context)
Commercial property development finance in Ealing funds the land purchase and construction of commercial schemes, from a single conversion to a multi-phase regeneration. We arrange it across Greater London for developers, investor-developers and operators, structuring the debt and equity a scheme needs and placing it with the lenders that actually back that asset class.
We underwrite a Ealing scheme on its commercial fundamentals, with the local residential market as a gauge of exit liquidity for any residential element. That market is active and liquid, around 2,078 residential sales in the past year at a £520,000 median, which helps test the values for the homes in a mixed-use or conversion scheme.
Development finance structures for Ealing schemes
We arrange the whole capital structure for Ealing commercial schemes. Senior development finance funds the bulk of the build, typically to 65 to 70 percent of cost and 60 to 65 percent of gross development value. Stretch senior and mezzanine finance lift leverage when the appraisal supports it, reducing the equity you commit. JV equity fills the remaining gap for developers scaling beyond their own balance sheet. For operational schemes that let up or trade after completion, such as student accommodation, care homes, hotels or self-storage, stabilisation finance carries the asset from practical completion through to stabilised income. Once the scheme is stabilised or sold, development exit finance refinances it onto cheaper money while units sell or let, releasing equity for the next site in Greater London.
Commercial development we finance across Ealing
Each commercial asset class is underwritten on different tests by different lenders, and we arrange finance for all of them in Ealing and across Greater London. That covers student accommodation and offices, warehouses and logistics, care homes and healthcare, retail, hotels and leisure, industrial and mixed-use schemes, and the higher-growth classes of self-storage, data centres and life sciences. Knowing which lender backs which sector here, and at what leverage, is the work we do before a scheme ever reaches a credit committee. Local planning records show 288 units in the Ealing development pipeline with an estimated value of £134,671,955, a measure of current development appetite in the area.
Finance we arrange for Ealing schemes
What the Ealing market means for your appraisal
Ealing is a mid-market location within Greater London, where development margins depend on disciplined costs and a realistic exit. That profile suits senior development finance with a modest stretch or mezzanine top-up, and it is among the more straightforward backdrops for a lender to underwrite.
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.
Residential market depth as exit context
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.
This residential mix is exit context for the homes within a mixed-use or conversion scheme. It is not a guide to commercial values, which are sector and covenant driven.
Residential sold price by type (Ealing)
| Detached | £1,275,000 |
| Semi-detached | £715,000 |
| Terraced | £618,000 |
| Flat / apartment | £377,685 |
Source: HM Land Registry residential price-paid data, last 12 months.
Recent price trend
| Quarter | Median | Sales |
|---|---|---|
| 2024-Q2 | £486k | 953 |
| 2024-Q3 | £530k | 1036 |
| 2024-Q4 | £530k | 1127 |
| 2025-Q1 | £517k | 1218 |
| 2025-Q2 | £520k | 656 |
| 2025-Q3 | £535k | 759 |
| 2025-Q4 | £500k | 582 |
| 2026-Q1 | £500k | 350 |
Pipeline
Live development pipeline across Greater London
Relevant planning activity recorded by London Borough of Ealing, a read on competing supply and local development appetite.
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2 Gonville Crescent Northolt UB5 4SJ
Single storey (Max 6m deep and Max 3.40m high) rear extension (42 days Prior Notification Process)
View on the planning portal → -
76 Carlyle Avenue Southall UB1 2BJ
Single storey (Max 6.0m deep x Max 3.65m high) rear extension (42 Days Prior Approval Notification Process)
View on the planning portal → -
71 Oswald Road Southall UB1 1HL
Change of use of the property from a 6 person HMO (C4) to 8 person HMO (Sui Generis)
View on the planning portal → -
Orchard House School 16 Newton Grove Chiswick W4 1LB
Installation of air conditioning units and replacement of entrance gate; and associated works to support educational use (Use Class F1) (Part Retrospective)
View on the planning portal → -
Orchard House School 16 Newton Grove Chiswick W4 1LB
Installation of air conditioning units and replacement of external gate; and associated works to support educational use (Use Class F1) (Part Retrospective) (Listed Building Consent)
View on the planning portal → -
April Cottage Walmer Gardens West Ealing W13 9TS
Construction of two storey new dwelling house (following demolition of existing),installation of PV panels; associated landscape works along with a green house to the rear; provision of associated cycle storage and refuse storage facilities and car parking
View on the planning portal →
Evidence
Recent residential sales in Ealing postcodes
A sample of recent residential transactions across W7, UB1, W13, UB6, W3, exit context for the residential element of a scheme rather than a guide to commercial values.
| Address | Postcode | Type | Price | Date |
|---|---|---|---|---|
| 59, YORK AVENUE | W7 3HY | Semi-detached | £965,000 | 30 March 2026 |
| 12, NORTH PARADE | UB1 2LF | Terraced | £490,000 | 27 March 2026 |
| FLAT 3, 34, DENBIGH ROAD | W13 8NH | Flat / apartment | £440,000 | 23 March 2026 |
| 504, WHITTON AVENUE WEST | UB6 0EG | Terraced | £545,000 | 23 March 2026 |
| 7A, RUISLIP ROAD | UB6 9EQ | Flat / apartment | £290,000 | 23 March 2026 |
| 15, ALLENBY ROAD | UB1 2EU | Terraced | £500,000 | 20 March 2026 |
| FLAT 3, 11, NEWBURGH ROAD | W3 6DQ | Flat / apartment | £345,000 | 20 March 2026 |
| 2, COLLEGE COURT | W5 2PY | Flat / apartment | £515,000 | 20 March 2026 |
| 143, PERRYN ROAD | W3 7LU | Flat / apartment | £330,000 | 20 March 2026 |
| FLAT 45, MINSTER COURT, 28, HILLCREST ROAD | W5 1HH | Flat / apartment | £400,000 | 20 March 2026 |
What this means for Ealing developers
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.
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.
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.
Ealing's live planning slate runs to nine pending applications and £4.14m of indicative GDV, weighted to HMO conversions rather than new build.
FAQ
Commercial property development finance in Ealing: common questions
How much commercial property development finance can I raise in Ealing?
Most senior lenders fund up to 65 to 70 percent of total cost, capped at 60 to 65 percent of gross development value, with stretch senior or mezzanine lifting that toward 85 to 90 percent of cost on a strong scheme. The Ealing exit market, currently active and liquid, informs the gross development value a lender will accept.
Which lenders provide development finance in Ealing?
We hold more than one hundred lender relationships across banks, challenger banks, debt funds and private capital. The right lender for a Ealing scheme depends on the sector, the leverage you need and your track record, and we shortlist the desks most likely to back it across Greater London.
How does the Ealing residential market affect a commercial scheme?
It matters mainly as exit context for the residential element of mixed-use, build-to-rent and conversion schemes. HM Land Registry records a £520,000 residential median in Ealing over the past year across roughly 2,078 sales, with flats around £377,685. Commercial values, by contrast, turn on covenant, yield and sector demand, which we assess scheme by scheme.
Do you fund commercial development beyond Ealing?
Yes. We arrange commercial property development finance across the whole of Greater London and the wider UK, with the same approach: model the capital stack, match the scheme to the lenders that back its sector, and negotiate terms on the developer's behalf.
Funding a scheme in Ealing?
Send us the outline and we will come back with a view on fundability and likely terms within one working day.