Pitshanger · Ealing · Ealing North constituency · 51.51862, -0.32436

W13 0HD— Pitshanger, Ealing

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

Strong, well-rated schools nearby

 

Schools 83%Safety 75/100Transport 48/100Low yield 2.53%

Best for: Families, Owner-occupiers

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
60
Safety
75
Schools
78
Transport
48
Environment
45
Investment
36

The bottom line

W13 0HD offers exceptional schools (83% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 47 min to waterloo — above average for this zone.

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Location

W13 0HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for W13 0HD

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How W13 0HD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

78

Education score

Excellent for families
★ Top school within 1km
★

Primary

Drayton Green Primary School

Requires Improvement · Inspected Feb 2024 · 5 min walk

KS2: 104.3

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 11 min walk

P8: +0.65A8: 55.1

83% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Above London average

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 43 min walk

5 primaries · 1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.0km

Crime is 2% below London average

Property

Prices, sales volume and market trends

Avg floor area174.7 m²

EPC breakdown

A
1%
B
2%
C
4%
D
4%
E
6%

Based on 17 properties · Confidence: medium

Street mix

Semi 55%Terraced 41%Detached 3%

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£436,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,824
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+9.1%

Total change

+942%

Market Activity

Price Velocity & Acceleration

Current Velocity

+88.6%

per year

Acceleration

+124.31

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £450k–£500k · 29 sales

Property Type Mix

Total: 29 sales

Detached3.4%
Semi-detached55.2%
Terraced41.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£161k£474k+194.1%1.8
Post-dot-com plateau2001–2004£465k£480k+3.2%1.5
Pre-crash peak2005–2006£740k£688k-7.1%2.5
Help-to-Buy recovery2013–2016£900k£1.39m+53.9%1.5
Brexit uncertainty2019–2019£890k£890k+0%3
Rate-rise correction2022–2022£1.68m£1.68m+0%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-1.2% alpha

Weakest performer

Terraced

-2.7% alpha

Semi-detached-1.2% α
Local
5.7%
District
6.9%
Terraced-2.7% α
Local
5.9%
District
8.6%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

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
7.1 min walk
Drayton Green

Nearby stations

Drayton GreenNational Rail
6 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
8 min walk
Hanwell Rail StationElizabeth line
16 min walk
Ealing Broadway Rail StationElizabeth line · Great Western Railway
20 min walk
Ealing Broadway Underground StationCentral · District
20 min walk
No bus stops within 400m

19

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge50 min ↑
Victoria53 min ↑
Waterloo ★47 min
Canary Wharf50 min ↑
City51 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)

12

EV chargers (800m)

Total spaces (800m)120
Nearest car park437m
Santander docks (800m)0
Nearest cycle dock6.3 km

Nearby car parks

🅿️
Waitrose Parking100 spaces· no
631m

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 waterLOW
Low
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 AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Syon Park SSSI — 4.8 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): 3

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

6

Dentists within 1km

Nearest hospitalCygnet Hospital Ealing · 1.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

3

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

14

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Drayton Court (601 m)

Nearest supermarketLidl · 937 m
10 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)

950m

Post office

Nearby shops

Delight Foods541 m
McColl's546 m
Winche565 m
Fair Food & Wine569 m

Nearby cafes

Caffe Terrazza571 m
Cafe Lemoo579 m
Waitrose671 m
Mahaba Cafe879 m

Nearby restaurants

Mumbai Ave533 m
Tai Hing Fish Bar581 m
Aroma610 m
Lulya Restaurant704 m

Nearby pubs

The Drayton Court601 m
Duke of Kent787 m
Black George965 m
The Old Hat977 m

Nearby gyms

West Middlesex Lawn Tennis Club493 m
Trailfinders Sports Club851 m
BSPK Bespoke Fitness910 m
Energym959 m

Nearby pharmacies

Terry's Pharmacy602 m
West Ealing Pharmacy627 m
Boots914 m
Pyramid Pharmacy964 m

Nearby health

Medic Plus Clinic (5)598 m
The Ealing Dental Practice843 m
Clinica Private Healthcare978 m
Laser Care Skin Clinic1.0 km
Food hygiene (5-star)53% of 40

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

CONCERTO LIMITED
CONVIVIO LIMITED
KOH+CO LTD
MILLE GUSTI LIMITED
PARKERR66 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 score17/100
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

33.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,766m
Crossrail 2 route12,297m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
15
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
136 homes · Phase 3 of the Green Man Lane Regeneration Masterplan, Phase 3 of the Green Man Lane Regeneration Masterplan, Green Man Lane, And Tewkesbury Road, West Ealing, W13 0SN
Pipeline pressure
NONE

Named schemes (500m)

51 Drayton Green, 51, Drayton Green21 homes
completed
10-10A, 10-10A, SUTHERLAND AVENUE, W13 8LE14 homes
completed
Long Acre Court, Argyle Road, London, W13 0DA10 homes
completed
37, 37, Sutherland Road, London, W13 0DX9 homes
completed
14 Sutherland Road, Sutherland Road, London, W13 0DT9 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 0HD

Full postcodeW13 0HD
Postcode districtW13
BoroughLondon Borough of Ealing
WardPitshanger
Latitude51.518618
Longitude-0.324356
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
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