Pitshanger · Ealing · Ealing North constituency · 51.52222, -0.32379

W13 0DA— Pitshanger, Ealing

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

The family fortress

 

Schools 75%Safety 75/100Transport 44/100Yield 5.02%

Best for: Families, Owner-occupiers

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Strong, well-rated schools set this area apart

Liveability
56
Safety
75
Schools
95
Transport
44
Environment
52
Investment
53

The bottom line

W13 0DA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £375,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 53 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

W13 0DA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-27.9% vs London avg
vs London income+21.2% vs London avg
vs London crime-2.0% vs London avg

Deep-dive guides for W13 0DA

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

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“The family fortress”

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How W13 0DA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Woodlands Academy

Good · Inspected May 2024 · 5 min walk

KS2: 102.7

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 14 min walk

P8: +0.65A8: 55.1

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 44 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.8 incidents per 1,000 residents

Better than 51% of London
↑ Rising 267.9%

-13% vs borough

Crime by type

Anti-social behaviour24%
Violence & sexual offences22%
Other17%
Vehicle crime14%
Drug offences12%
Burglary8%
Theft4%
Robbery0%

Stop & search

1.9

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.3km

Crime is 2% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£375,000

Median sale price

Bottom 25% — 28% below London median

£375,000 is 28% below the London median (£520,000)

+24.2%

This year

Flat

Dominant type

Price history

5-year change
+0.7%
Sales (24 months)5
New build0.0%
Avg flat£375,000
Price per m²£6,510/m²
Price per ft²£605/ft²
Avg floor area56.4 m²

EPC breakdown

B
1%
C
21%
D
5%
F
1%

Based on 28 properties · Confidence: medium

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

Stamp duty

Standard buyer£6,250
First-time buyerFTB
£0
Additional propertyBTL/2nd
£17,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

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

Bank of England (monthly average)

Affordability

7.4×

Price-to-income

£1,876/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£141,000
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 FAnnual charge £2,824
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+5.8%

Total change

+481%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.2%

per year

Acceleration

+41.52

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 48 sales

Property Type Mix

Total: 48 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£66k£60k-9.5%2.2
Post-dot-com plateau2001–2004£154k£203k+32.2%2.2
Pre-crash peak2005–2007£225k£278k+23.3%1.3
GFC & correction2008–2011£250k£250k+0%1.5
Help-to-Buy recovery2014–2016£375k£280k-25.3%1
Brexit uncertainty2017–2018£418k£230k-45%1
Pandemic surge2021–2021£373k£373k+0%1
Rate-rise correction2023–2023£390k£390k+0%10
Current market2024–2026£375k£385k+2.7%1.7

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.1% alpha

Flat/maisonette-0.1% α
Local
6.2%
District
6.3%

CAGR over 29yr 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
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
West Ealing StationGreat Western Railway line
11.8 min walk
Castle Bar Park

Nearby stations

Castle Bar ParkNational Rail
7 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
13 min walk
Hanwell Rail StationElizabeth line
19 min walk
Perivale Underground StationCentral
20 min walk
Ealing Broadway Rail StationGreat Western Railway · Elizabeth line
22 min walk
No bus stops within 400m

16

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria58 min ↑
Waterloo ★53 min
Canary Wharf56 min ↑
City57 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

4

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)20
Nearest car park403m
Santander docks (800m)0
Nearest cycle dock6.3 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 waterNONE
No assessed surface water flood risk
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: 10.9 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Syon Park SSSI — 5.2 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): 5

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

THE ARGYLE SURGERY

128 ARGYLE ROAD, WEST EALING, W13 8ER

3 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Duke of Kent (415 m)

No restaurants within 800m — nearest: Pizza Piccolo (659 m)

Nearest supermarketTrustcos · 664 m
11 tennis courts2 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)

896m

Post office

Nearby shops

Co-op Food704 m
Pitshanger Village Bakery723 m
Hook and Cleaver763 m
Delight Foods869 m

Nearby cafes

Win to Win Café741 m
Cinnamon809 m
West Side Cafe and Sandwich Bar814 m
Cafe Lemoo927 m

Nearby restaurants

Pizza Piccolo659 m
Lisa's Restaurant674 m
West Kebab679 m
Samarat691 m

Nearby pubs

Duke of Kent415 m
The Drayton Court941 m
The Myllet Arms1.2 km

Nearby gyms

Trailfinders Sports Club551 m
West Middlesex Lawn Tennis Club849 m
Ealing Golf Club1.2 km

Nearby pharmacies

Terry's Pharmacy953 m
West Ealing Pharmacy974 m

Nearby health

Pitshanger Dental685 m
Medic Plus Clinic (5)948 m
Food hygiene (5-star)63% of 24

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

METALLIC SOFTLY LTD

Investment

Investment grade, yield and market outlook

53

Investment score

Moderate

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

Avg monthly rent
£1,569London avg: £1,950/mo
Gross yield
5.0% (good)London avg: 3.8%Strong yield — top 20% of London
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

50

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,796m
Crossrail 2 route12,447m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 20,110 nationally

1,614

Est. population

12,410/km²

58%

Employed

57%

Degree educated

£50,900

Median income

3.7%

Claimant rate

SuburbanHigh densityOwner occupiers / families

53

Community stability

Age profile

23%
18%
21%
21%
18%
Under 1823%
18–3418%
35–4921%
50–6421%
65+18%

Tenure

35%
34%
20%
Own outright36%
Own (mortgage)34%
Private rent20%
Social rent11%
Rent free0%

Ethnicity

37%
21%
17%
White British37%
White Other21%
Asian17%
Black8%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional47%
Routine / semi-routine10%
No car household21%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent20%
Social rent11%

vs. London

Income vs London+21.2%
Price vs London-27.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
13
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)
20
Largest scheme
23 homes · SITE OF FORMER CHILDREN'S HOME, 1-5, SITE OF FORMER CHILDREN'S HOME, 1-5, ARMSTRONG COURT, HATHAWAY GARDENS, W13 0DR
Pipeline pressure
NONE

Named schemes (500m)

Long Acre Court, Argyle Road, London, W13 0DA10 homes
completed
85, 85, Cleveland Road, West Ealing, W13 0HF9 homes
completed
86 Cleveland Road, 86, Cleveland Road, London, W13 0HE5 homes
completed
6, 6, Courtfield Gardens, West Ealing, W13 0EZ5 homes
completed
143, 143, Argyle Road, West Ealing, W13 0DB4 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£375,000)

£6,250

Standard buyer

£0

First-time buyer

Save £6,250

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for W13 0DA

Full postcodeW13 0DA
Postcode districtW13
BoroughLondon Borough of Ealing
WardPitshanger
Latitude51.522216
Longitude-0.323791
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
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey