Commercial Mortgages Ealing
Ealing is the third largest London borough by population at 369,937 residents across 21.44 square miles. It runs a Metropolitan centre at Ealing Broadway, a Major centre at Southall, district centres at Acton, Greenford and Hanwell, and the western half of Park Royal. It is also the only borough in west London that publishes a planning register we can read. We arrange commercial mortgages across W3, W5, W7, W13, UB1, UB2, UB5, UB6 and NW10.
A commercial mortgage in Ealing is long-term secured debt against business premises, underwritten on rental cover, trading profit or EBITDA depending on how the property is held. Commercial Mortgages London is a specialist commercial mortgage broker arranging owner-occupier, investment, semi-commercial and trading-business mortgages across Ealing.
Main postcodes: W3, W5, W7, W13, UB1, UB2, UB5, UB6, NW10. London outcodes cross borough boundaries, so this is the core set rather than an exhaustive one.
83 commercial-relevant planning applications live on the West London register.
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Inside the Ealing commercial property market
Ealing runs four commercial economies at once. Ealing Broadway in W5 and W13 is a Metropolitan centre with retail and offices, reshaped by the Elizabeth line and still known locally as the Queen of the Suburbs. Southall in UB1 and UB2 is a Major centre and an Opportunity Area, with one of the densest independent retail and food economies in London. Acton in W3 is a district centre sitting between the Old Oak and Park Royal regeneration and the borough's own high street stock. Greenford and Northolt in UB5 and UB6 are industrial and distribution, running north from Park Royal along the A40. That spread means a single borough page has to cover warehouse finance and shop-with-flats finance in the same breath.
Park Royal is the anchor. The largest industrial estate in Europe straddles the Ealing and Brent boundary in NW10 and is planned through the Old Oak and Park Royal Development Corporation. It is the reason last-mile logistics, trade counter and light industrial lending is deeper in this borough than in most of London. The argument that supports valuations is scarcity. Industrial land inside the M25 keeps being converted to residential, replacement supply is close to impossible to assemble, and lenders price that into their view of long-term value. On the flip side, the borough register shows a steady flow of Class E to residential prior approvals, which is exactly the pressure that keeps commercial floorspace tightening.
HM Land Registry recorded 1,991 open-market residential sales across Ealing in the twelve months to 29 May 2026 at a median of £530,000, down 0.5% on the year. That is the second highest transaction count in west London behind Richmond upon Thames and it is close to flat on price, which makes Ealing one of the more liquid outer boroughs. Detached stock ran at £1,500,000, semi-detached at £760,000, terraced at £650,000 and flats at £394,550. Only 34 of the 1,991 sales were new build, and new build traded at a 16% discount to existing stock. Residential figures are a temperature gauge rather than a commercial comparable, but liquidity at this level tells us valuers have plenty of evidence to work from.
Live files on the Ealing Council planning register
Ealing publishes a machine-readable register and it is the only one in west London we can read. We read it on 26 July 2026 and held 83 commercial-relevant applications, the second largest pipeline of any borough on this site. Four of them show what is actually happening to commercial floorspace here. 262743PACBSD at 26 to 30 Ealing Gateway on Uxbridge Road is prior approval to convert office floorspace to 68 flats under Class MA, the single clearest example of Class E stock leaving the commercial market in this borough. 262479VAR at Orion Park on Northfield Avenue in West Ealing is a section 73 variation to a consented scheme, the kind of file that usually precedes a funding requirement. 262575FUL at 222 Horn Lane in Acton subdivides ground and lower ground commercial areas alongside new residential, creating a semi-commercial title. 262455FUL at 1A Mount Park Road adds a surgery room inside Class E, healthcare expanding into existing commercial space. We have placed commercial mortgages against all four archetypes.
Asset classes active across the London Borough of Ealing
Park Royal and Greenford industrial
Warehouse, workshop and distribution units in NW10, UB5 and UB6, priced on interest cover at 140 to 160%.
5,000 to 80,000 sq ft
Ealing Broadway retail and office
Metropolitan-centre stock in W5 and W13, reshaped by the Elizabeth line, funded on ICR at 65 to 75% LTV.
Southall independent retail
Dense UB1 and UB2 parade stock with independent covenants, usually funded as semi-commercial or as short-lease investment.
Acton mixed-use and subdivided titles
Ground-floor commercial with residential above in W3, blended cover near 145%, LTV to 75%.
Medical and clinical premises
Surgeries and consulting rooms inside Class E buildings, funded as owner-occupier on EBITDA cover of 1.3 to 1.5x.
Nurseries and childcare
Trading assets underwritten on accounts with goodwill stripped out, LTV 60 to 70%, 7.0 to 9.0% pa.
Commercial mortgage products for W3, W5, W7, W13 and UB postcodes
Let industrial and let retail route through a commercial investment mortgage priced on interest cover. A business buying its own Greenford or Park Royal unit routes through an owner-occupier commercial mortgage on EBITDA cover at 6.0 to 7.5%. Southall and Acton shop-with-flats titles go through semi-commercial at blended cover with LTV to 75%. Nurseries, clinics and restaurants are trading business mortgages underwritten on accounts at 7.0 to 9.0%. Where a Class E building is being repositioned before letting, a bridge-to-let at 8.5 to 11.0% funds the work and terms out on completion. One caution: prior approval consents that convert commercial floorspace to residential change the lending product entirely, and we check the register before a lender does.
Semi-commercial
Shop with flats over, the dominant outer London title. Blended cover near 145%, LTV to 75%, 6.5 to 8.5% pa.
Commercial investment
Let Class E parades and single units, ICR 140 to 160%, LTV 65 to 75%, 6.5 to 8.5% pa.
Owner-occupier
Businesses buying their own premises, EBITDA cover 1.3 to 1.5x, LTV to 75%, 6.0 to 7.5% pa.
Trading business
Nurseries, care operators, garages and restaurants underwritten on accounts, LTV 60 to 70%, 7.0 to 9.0% pa.
Commercial remortgage
Rate-driven switches and equity release on stabilised assets, 6.0 to 8.0% pa.
Lender appetite along the Uxbridge Road corridor
Broad, because the asset mix is broad. On Park Royal and Greenford industrial, NatWest, Lloyds, Barclays and Santander take well-let single-let units at 60 to 65% LTV and the bottom of the 6.5 to 8.5% band, with Allica, Cambridge and Counties, Hampshire Trust and OakNorth covering multi-let estates and owner-occupier purchases. On Southall and Acton parade stock the covenants are mostly independent traders, which pushes the file toward Shawbrook, InterBay Commercial, Cynergy Bank and Aldermore, who price short leases and independent tenants properly rather than declining them. LendInvest, Together and Paragon handle part-vacant and value-add units. Clinics and nurseries go to the sector desks at 60 to 70% LTV. Where a Class MA prior approval is live on a building, the lender shortlist narrows sharply, so we establish that first.
Property types we finance in Ealing
Asset classes most active in Ealing, each linked to the dedicated finance structure, lender appetite and typical terms for that property type.
Ealing commercial mortgage rates, fees and deposit
The commercial mortgage rates we are placing in Ealing at mid-2026 sit at 6.0 to 7.5% pa for the dominant local profile, which here is industrial and trade-counter owner-occupiers. Expect loan to value of up to 75%, which puts the deposit or retained equity at roughly a quarter to a third of the value of the property. Owner-occupied business borrowing prices from 6.0 to 7.5% pa, commercial investment from 6.5 to 8.5% pa, and trading businesses from 7.0 to 9.0% pa. A commercial remortgage on an asset you already hold in W3, W5, W7 and the surrounding outcodes runs 6.0 to 8.0% pa.
Costs beyond the rate are where Ealing deals are won or lost. Arrangement fees run 1.0 to 2.0% of the facility. Valuation fees start around £1,500 on a single unit and reach £8,000 or more on a multi-let London building, and the RICS Red Book valuation is the critical path on almost every case, so we instruct it in week one. Legal costs run £4,000 to £15,000. Stamp duty land tax applies at the non-residential rates. Check early repayment charges before you fix, because a five-year fix broken in year two is rarely the cheapest way to repay. Local pricing context: the median transaction in Ealing LPA is £530,000, which is residential data we use only as a temperature gauge for the surrounding market.
Bridging finance in Ealing, and when it is the right answer
Not every Ealing purchase fits a term facility on day one. An auction lot, a vacant unit that needs letting before a lender will price it, or a change-of-use scheme awaiting consent all point at commercial bridging first. Bridging loans run 8.5 to 11.0% pa, or 0.70 to 0.95% per month, over three to twenty-four months, and exit onto a commercial mortgage once the asset is income-producing. We only recommend bridging finance where the exit is genuinely identified and underwritten, because an unplanned bridge is the most expensive money in commercial finance. If the term lender will take the deal now, we will tell you to skip the bridge.
Which Ealing commercial mortgage lenders to approach
There is no single best lender for Ealing commercial property, only the right lender for this building on this week's credit appetite. High-street commercial lenders price keenest on prime business: Lloyds, NatWest, Barclays and Santander all compete where the covenant is strong. Challenger lenders such as Allica, Aldermore, Cambridge and Counties, OakNorth and Paragon take most of the SME and mid-market finance in W3, W5, W7 and the surrounding outcodes. Specialist lenders, Shawbrook, InterBay Commercial, LendInvest, Cynergy Bank, Together and Hampshire Trust, cover the semi-commercial, multi-let and shorter-lease commercial finance the high street declines.
Comparing those finance options properly is the work. Most brokers send a deal to two lenders they know. We benchmark it across the panel, because the difference between the third-best and the best quote on a Ealing commercial property is usually worth more than every fee in the transaction combined. We arrange commercial mortgages, commercial remortgages, portfolio facilities, second charges and bridging loans. We do not arrange unsecured business loans, and we do not arrange buy-to-let mortgages on residential property, so if that is what your deal needs we will say so and point you elsewhere rather than waste a month finding out.
On eligibility, the property finance question we are asked most in Ealing is what a lender needs before it will commit. For owner-occupied business, two years of filed accounts is the usual minimum, though twelve to eighteen months places comfortably in well-understood sectors. For investment properties the eligibility test is about the tenant, the lease and the cover ratio rather than about you personally. Clean credit for the company and its directors matters throughout, and a full inspection rather than a desktop valuation is worth insisting on, because a thin report can cost five to ten percentage points of LTV. Send us the property market context you already have, the lease or the accounts, and we will tell you which lenders will look at it before you spend anything.
Live commercial planning in Ealing
83 commercial-relevant applications sit on the register for this area. Each one is a building changing use, changing hands or changing size, and most of them need finance at some point in that process. Read on 2026-07-26.
- 262743PACBSD2026-07-10
26-30 Ealing Gateway Uxbridge Road Ealing W5 2AU
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)
W5 2AUView on portal → - 262576FUL2026-06-29
94 First Floor High Street Acton W3 6QX
Change of use from flat (C3) to 2 people HMO flat on 1F with provision of associated cycle storage and refuse storage facilities.
W3 6QXView on portal → - 262575FUL2026-06-26
222 Shop Horn Lane Acton W3 6TG
Construction of two new residential two storey terraced houses (C3) and a revised side extension to the main existing building: Subdivision of the part ground and lower ground floor commercial areas to form a ground floor flat and two retained commercial spaces (Class E) within t
W3 6TGView on portal → - 262543FUL2026-06-25
12 Wellgarth Greenford UB6 0RR
Change of use from dwellinghouse to 7 person HMO (Sui Generis)
UB6 0RRView on portal → - 262479VAR2026-06-19
Orion Park Northfield Avenue West Ealing W13 9SJ
Minor material amendments (S.73) to vary condition no. 2 (Approved Plans), 3 (Demolition and Site Clearance), 7 (Cycle Parking Spaces), 9 (Site Wide Car and Cycle Parking Management Strategy), 10 (Foundation Method Statement), 11 (Remediation), 13 (Drainage Strategy), 14 (Piling
W13 9SJView on portal → - 262469PACBSD2026-06-19
66 Carlyle Road Ealing W5 4BL Adjacent To 8A Junction Road Ealing W5 4XL
Change of use of ground floor (Use Class E) to three self-contained flats (Use Class C3) (Class MA, 56 day Prior Approval Process)
W5 4BLView on portal →
Source: the Ealing Public Access planning register, filtered for Class E, B2 and B8 uses, change of use into commercial, and trading-business consents. Planning activity is a market signal, not a measure of commercial lending volume.
Ealing sold-price data
Live HM Land Registry transaction data for the Ealing local authority area. Use this as market evidence when appraising your scheme or testing GDV assumptions.
Median price
£530K
-0.5% YoY
Transactions (12m)
1,991
Completed sales
New-build share
1.7%
34 new-build sales
New-build premium
+-16.0%
vs existing stock
Median price by property type
Detached
£1.50M
Semi-detached
£760K
Terraced
£650K
Flat / Apartment
£395K
Recent transactions
| Date | Postcode | Address | Type | Price |
|---|---|---|---|---|
| 20 May 2026 | UB6 7RD | 133, BUCKINGHAM AVENUE | Flat / Apartment | £267K |
| 19 May 2026 | W5 1SL | FLAT 1, STANLEY COURT, 1, WOODFIELD ROAD | Flat / Apartment | £405K |
| 18 May 2026 | UB6 8PH | 20, ALLINGTON CLOSE | Flat / Apartment | £320K |
| 15 May 2026 | W3 7TJ | 4, LEIGHFIELD COURT, COLONNADE GARDENS | Flat / Apartment | £485K |
| 15 May 2026 | W3 8QL | FLAT 5, THE GRANGE, 114, AVENUE ROAD | Flat / Apartment | £370K |
| 15 May 2026 | W4 5LL | 33, ST ALBANS AVENUE | Semi-detached | £1.76M |
| 15 May 2026 | UB6 9TN | 129, FERRYMEAD AVENUE | Terraced | £520K |
| 15 May 2026 | W13 0JW | 146, CAVENDISH AVENUE | Flat / Apartment | £440K |
Source: HM Land Registry Price Paid Data, Ealing LPA. Updated 29 May 2026. Residential transactions, PPD category A. Used as a market-temperature gauge for the surrounding area, not as a measure of commercial transaction volume.
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