Pitshanger · Ealing · Ealing North constituency · 51.52803, -0.33097

W13 0AB— Pitshanger, Ealing

Location and area intelligence for W13 0AB, Pitshanger, Ealing

The family fortress

 

Schools 100%Safety 81/100Transport 31/100Low yield 2.53%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
50
Safety
81
Schools
90
Transport
31
Environment
67
Investment
34

The bottom line

W13 0AB offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 54 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

W13 0AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-11.2% vs London avg
vs London crime-6.0% vs London avg

Deep-dive guides for W13 0AB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How W13 0AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Woodlands Academy

Good · Inspected May 2024 · 6 min walk

KS2: 102.7

—

Secondary

Brentside High School

Not yet inspected · Inspected Apr 2025 · 8 min walk

P8: -0.03A8: 46.0

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 57 min walk

3 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

60.9 incidents per 1,000 residents

Better than 53% of London
→ Stable

-17% vs borough

Crime by type

Other29%
Violence & sexual offences26%
Anti-social behaviour15%
Vehicle crime13%
Drug offences7%
Burglary7%
Robbery3%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 2.1km

Crime is 6% below London average

Property

Prices, sales volume and market trends

Avg floor area70.8 m²

EPC breakdown

C
21%
D
11%

Based on 32 properties · Confidence: high

Street mix

Flat 100%

LHA rates — Outer West London

Shared room£576/mo
1 bedroom£1000/mo
2 bedrooms£1300/mo
3 bedrooms£1475/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£177,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band BAnnual charge £1,521
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2018 · CAGR

+9.5%

Total change

+458%

Market Activity

Price Velocity & Acceleration

Current Velocity

+6.9%

per year

Acceleration

-89.08

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 10 sales

Property Type Mix

Total: 10 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£60k£60k+0%1
Post-dot-com plateau2003–2003£131k£131k+0%3
Pre-crash peak2005–2005£160k£160k+0%1
Help-to-Buy recovery2016–2016£314k£314k+0%2
Brexit uncertainty2018–2018£335k£335k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.2% alpha

Flat/maisonette+1.2% α
Local
6.5%
District
5.3%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Perivale Underground StationCentral line
13.2 min walk
Castle Bar Park

Nearby stations

Castle Bar ParkNational Rail
7 min walk
Perivale Underground StationCentral
14 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
22 min walk
Hanwell Rail StationElizabeth line
23 min walk
Greenford Underground StationCentral
24 min walk
No bus stops within 400m

27

Walkability score

104

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria61 min ↑
Waterloo ★54 min
Canary Wharf57 min ↑
City58 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

8

Car parks (800m)

3

EV chargers (800m)

Nearest car park175m
Santander docks (800m)0
Nearest cycle dock6.9 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G95%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.4 km away✗ Not Green Belt✗ Not AONB85% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 6.0 km

Energy

Solar: 854 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 4

Landslide susceptibility: Medium

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,570 hrs/yr

Sunshine

577 mm/yr

Rainfall

23.3°C

Summer avg

2.9°C

Winter avg

Solar yield854.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PERIVALE MEDICAL CLINIC

2-4 CONWAY CRESCENT, PERIVALE, UB6 8HX

10 min walk

76%

Recommend GP

76%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 2.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

83

Parks (1km)

0

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Myllet Arms (778 m)

No restaurants within 800m — nearest: Afendi Restaurant (738 m)

Nearest supermarketDrayton Manor High School PTA car boot · 834 m
2 tennis courts3 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

714m

Post office

Nearby shops

Dan's Convenience Store93 m
Mediterranean Food751 m

Nearby cafes

Everyone Active Cafe548 m
Medway Fish and Chips734 m
Cafe and Bakery742 m

Nearby restaurants

Afendi Restaurant738 m

Nearby pubs

The Myllet Arms778 m

Nearby gyms

Trailfinders Sports Club295 m
Reynolds Field547 m
Perivale Park Athletics Track684 m
Ealing Golf Club850 m

Nearby health

Perivale Dental Practice839 m
Food hygiene (5-star)45% of 40

Business

Local businesses registered here

Active businesses
17
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

BEAUTY WOW LTD
BEAUTYCLICKLIST LTD
BETA CONSTRUCTION LIMITED
CONNECTED STEPS LTD
CRYSTAL MEDIA VENTURES LTD

+12 more

Investment

Investment grade, yield and market outlook

34

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.5%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,569London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 74%
Gentrification score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

7.5

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,414m
Crossrail 2 route13,188m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 2,852 nationally

1,888

Est. population

10,970/km²

45%

Employed

35%

Degree educated

£37,300

Median income

13.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

40

Community stability

Age profile

29%
19%
19%
17%
16%
Under 1829%
18–3419%
35–4919%
50–6417%
65+16%

Tenure

15%
59%
Own outright12%
Own (mortgage)12%
Private rent15%
Social rent59%
Shared ownership2%
Rent free1%

Ethnicity

21%
14%
23%
25%
White British21%
White Other14%
Asian23%
Black25%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine24%
No car household47%
Unemployed7%
No qualifications24%

Housing tenure (Census 2021)

Social rent59%
Private rent15%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
6
Local approval rate
0%
Borough approval rate
24%
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
202 homes · Phase 6 (Copley Castle Bar), Copley Close Estate Phase 6, Copley Close, London, W7 1AZ
Pipeline pressure
NONE

Named schemes (500m)

GURNELL GROVE, W13 OAE95 homes
completed
PERIVALE LODGE, PERIVALE LODGE, PERIVALE LANE, UB6 8TW18 homes
completed
9-12 Ruislip Road East, 9-12, Ruislip Road East, London, W13 0AZ3 homes
completed
Ribchester Medical Centre, 31, Ribchester Avenue, Greenford, UB6 8TG3 homes
completed
30 Crossway, 30, Crossway, London, W13 0AX2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.7%
Election year
2026
MP
James Murray (Labour (Co-op))
MP majority
12,519
Constituency
Ealing North

Councillors

Rima BaakliniLabour
Ilayda NijharLabour
Ben WessonLabour

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Key facts for W13 0AB

Full postcodeW13 0AB
Postcode districtW13
BoroughLondon Borough of Ealing
WardPitshanger
Latitude51.528028
Longitude-0.330973
Parliamentary constituencyEaling North
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
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Mail
Food Standards
Agency
Ofcom
Met
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