Pitshanger · Ealing · Ealing North constituency · 51.51685, -0.32446

W13 0HP— Pitshanger, Ealing

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

The practical family move

 

Schools 83%Safety 74/100Transport 53/100Low yield 2.53%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
74
Schools
78
Transport
53
Environment
43
Investment
48

The bottom line

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

The catches: 47 min to waterloo — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W13 0HP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.2% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for W13 0HP

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

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How W13 0HP 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 · 2 min walk

KS2: 104.3

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 10 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 · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

73.2 incidents per 1,000 residents

Higher crime than 56% of London
↑ Rising 268.6%

0% vs borough

Crime by type

Anti-social behaviour39%
Other21%
Violence & sexual offences19%
Vehicle crime7%
Drug offences6%
Burglary5%
Theft2%
Robbery2%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

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) · 904m

Crime is +13% above London average

Property

Prices, sales volume and market trends

Avg floor area44.5 m²

EPC breakdown

C
18%
D
3%

Based on 21 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

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£111,250
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 DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6.6%

Total change

+494%

Market Activity

Price Velocity & Acceleration

Current Velocity

-6.2%

per year

Acceleration

-1.66

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 27 sales

Property Type Mix

Total: 27 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£55k£133k+143.1%1.8
Post-dot-com plateau2001–2002£120k£163k+35.9%1
Pre-crash peak2006–2007£183k£220k+20.4%2
GFC & correction2008–2010£202k£203k+0.5%1
Help-to-Buy recovery2013–2016£240k£361k+50.5%1.5
Pandemic surge2020–2020£345k£345k+0%1
Rate-rise correction2023–2023£324k£324k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.2% alpha

Flat/maisonette-0.2% α
Local
6.6%
District
6.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
West Ealing StationGreat Western Railway line
4.9 min walk
West Ealing

Nearby stations

West Ealing Rail StationGreat Western Railway · Elizabeth line
6 min walk
West EalingNational Rail
6 min walk
Hanwell Rail StationElizabeth line
14 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

30

Walkability score

20

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

6

Car parks (800m)

12

EV chargers (800m)

Total spaces (800m)164
Nearest car park318m
Santander docks (800m)0
Nearest cycle dock6.3 km

Nearby car parks

🅿️
Waitrose Parking100 spaces· no
436m
🅿️
Witham Road Car Park20 spaces
653m

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: 10.9 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 78% of London

Nearest SSSI: Syon Park SSSI — 4.7 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): 2

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

5

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalEaling Hospital · 1.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

27

Parks (1km)

19

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Drayton Court (462 m)

Nearest supermarketLidl · 740 m
9 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

753m

Post office

Nearby shops

The Manors Food & Wine400 m
Fair Food & Wine402 m
Delight Foods419 m
McColl's423 m

Nearby cafes

Caffe Terrazza405 m
Cafe Lemoo434 m
Waitrose487 m
Mahaba Cafe684 m

Nearby restaurants

Mumbai Ave398 m
Tai Hing Fish Bar435 m
Aroma458 m
Lulya Restaurant545 m

Nearby pubs

The Drayton Court462 m
The Old Hat781 m
Black George806 m
The Leather Saddle810 m

Nearby gyms

West Middlesex Lawn Tennis Club366 m
BSPK Bespoke Fitness736 m
Energym762 m
Anytime Fitness799 m

Nearby pharmacies

Terry's Pharmacy453 m
West Ealing Pharmacy479 m
Boots718 m
Pyramid Pharmacy767 m

Nearby health

Medic Plus Clinic (5)449 m
The Ealing Dental Practice673 m
Clinica Private Healthcare823 m
Laser Care Skin Clinic829 m
Food hygiene (5-star)57% of 96

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

BERENICE LONDON LTD
COURTFIELD RESIDENTS (EALING) LIMITED

Investment

Investment grade, yield and market outlook

48

Investment score

Moderate

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

42.7

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,743m
Crossrail 2 route12,212m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 18,596 nationally

1,762

Est. population

15,688/km²

71%

Employed

60%

Degree educated

£50,900

Median income

4.7%

Claimant rate

Inner cityVery high densityYoung professionals

36

Community stability

Age profile

20%
29%
24%
18%
Under 1820%
18–3429%
35–4924%
50–6418%
65+9%

Tenure

20%
28%
45%
Own outright20%
Own (mortgage)28%
Private rent45%
Social rent6%
Shared ownership2%
Rent free0%

Ethnicity

37%
30%
White British37%
White Other30%
Asian12%
Black7%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine14%
No car household38%
Unemployed5%
No qualifications9%

Housing tenure (Census 2021)

Private rent45%
Social rent6%

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)
36
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
14
Local approval rate
67%
Borough approval rate
24%
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
31
Largest scheme
212 homes · Phase 2B, Green Man Lane Estate, Phase 2b, Green Man Lane Estate, Singapore Road
Pipeline pressure
NONE

Named schemes (500m)

Manor Works, Manor Works, Manor Road, London, W13 0LJ44 homes
completed
51 Drayton Green, 51, Drayton Green21 homes
completed
10-10A, 10-10A, SUTHERLAND AVENUE, W13 8LE14 homes
completed
3 Sutherland Road, 3, 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 0HP

Full postcodeW13 0HP
Postcode districtW13
BoroughLondon Borough of Ealing
WardPitshanger
Latitude51.516848
Longitude-0.324464
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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