Pitshanger · Ealing · Ealing North constituency · 51.52195, -0.32811

W13 0EL— Pitshanger, Ealing

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

The family fortress

 

Schools 86%Safety 79/100Transport 36/100Low yield 2.53%

Best for: Families

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

Liveability
50
Safety
79
Schools
95
Transport
36
Environment
55
Investment
36

The bottom line

W13 0EL offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 0EL

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+21.2% vs London avg
vs London crime+15.0% vs London avg

Deep-dive guides for W13 0EL

🛡️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 0EL 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 · 3 min walk

KS2: 102.7

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 11 min walk

P8: +0.65A8: 55.1

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 41 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

74.8 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

+2% vs borough

Crime by type

Other25%
Violence & sexual offences25%
Anti-social behaviour22%
Vehicle crime14%
Burglary7%
Drug offences4%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.5km

Crime is +15% above London average

Property

Prices, sales volume and market trends

Avg floor area141.3 m²

EPC breakdown

B
1%
C
3%
D
3%
E
2%

Based on 9 properties · Confidence: low

Street mix

Semi 90%Terraced 10%

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£353,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,738
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+7.1%

Total change

+629%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.0%

per year

Acceleration

-41.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached90%
Terraced10%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£132k£266k+101.9%1.7
Post-dot-com plateau2001–2003£373k£365k-2.1%1.7
Pre-crash peak2005–2006£425k£525k+23.5%1
GFC & correction2009–2011£415k£498k+19.9%1.3
Help-to-Buy recovery2016–2016£975k£975k+0%1
Rate-rise correction2022–2023£701k£980k+39.8%1
Current market2024–2024£960k£960k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.8% alpha

Semi-detached-1.8% α
Local
8.4%
District
10.2%

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 Velocity75
Seasonal Timing0
Trend Position40

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
12.3 min walk
Castle Bar Park

Nearby stations

Castle Bar ParkNational Rail
3 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
14 min walk
Hanwell Rail StationElizabeth line
17 min walk
Perivale Underground StationCentral
21 min walk
Ealing Broadway Rail StationGreat Western Railway · Elizabeth line
25 min walk
No bus stops within 400m

9

Walkability score

22

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

5

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)20
Nearest car park409m
Santander docks (800m)0
Nearest cycle dock6.6 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: 11.2 km away✗ Not Green Belt✗ Not AONB44% green spaceTree canopy: 70%
More green space than 93% of London

Nearest SSSI: Syon Park SSSI — 5.3 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

5 min walk

76%

Recommend GP

76%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

Nearest hospitalEaling Hospital · 2.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

11

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Duke of Kent (656 m)

No restaurants within 800m — nearest: Mumbai Ave (987 m)

Nearest supermarketEast Europe Food · 1.1 km
9 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)

859m

Post office

Nearby shops

Dan's Convenience Store762 m
The Manors Food & Wine1.0 km
Fair Food & Wine1.0 km
JB Traders1.0 km

Nearby cafes

Caffe Terrazza1.0 km

Nearby restaurants

Mumbai Ave987 m

Nearby pubs

Duke of Kent656 m

Nearby gyms

Trailfinders Sports Club410 m
West Middlesex Lawn Tennis Club738 m
Reynolds Field1.2 km
Food hygiene (5-star)62% of 26

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

ESBEEDY LTD
HOMEN LIMITED
JL STERLING LTD
TITAN AF ENTERPRISES LTD

Investment

Investment grade, yield and market outlook

36

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 score10/100
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

8.1

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,085m
Crossrail 2 route12,699m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 1,544 nationally

1,578

Est. population

14,806/km²

51%

Employed

32%

Degree educated

£50,900

Median income

10.6%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

37

Community stability

Age profile

36%
21%
21%
16%
Under 1836%
18–3421%
35–4921%
50–6416%
65+6%

Tenure

23%
55%
Own outright8%
Own (mortgage)12%
Private rent23%
Social rent55%
Shared ownership0%
Rent free1%

Ethnicity

14%
16%
38%
White British14%
White Other12%
Asian16%
Black38%
Mixed7%
Other12%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine20%
No car household46%
Unemployed10%
No qualifications23%

Housing tenure (Census 2021)

Social rent55%
Private rent23%

vs. London

Income vs London+21.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
12
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)
14
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)

Phase 6 (Copley Castle Bar), Copley Close Estate Phase 6, Copley Close, London, W7 1AZ202 homes
completed
SITE OF FORMER CHILDREN'S HOME, 1-5, SITE OF FORMER CHILDREN'S HOME, 1-5, ARMSTRONG COURT, HATHAWAY GARDENS, W13 0DR23 homes
completed
LAND REAR OF, LAND REAR OF, WESTCOTT CRESCENT, TEMPLEMAN ROAD, W711 homes
completed
Long Acre Court, Argyle Road, London, W13 0DA10 homes
completed
85, 85, Cleveland Road, West Ealing, W13 0HF9 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 0EL

Full postcodeW13 0EL
Postcode districtW13
BoroughLondon Borough of Ealing
WardPitshanger
Latitude51.521954
Longitude-0.328111
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