Pitshanger · Ealing · Ealing North constituency · 51.51690, -0.32296

W13 0NA— Pitshanger, Ealing

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

The practical family move

 

Schools 80%Safety 74/100Transport 53/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
68
Safety
74
Schools
76
Transport
53
Environment
45
Investment
39

The bottom line

W13 0NA offers exceptional schools (80% 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 0NA

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 0NA

🛡️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 0NA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
★

Primary

Drayton Green Primary School

Requires Improvement · Inspected Feb 2024 · 3 min walk

KS2: 104.3

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 11 min walk

P8: +0.65A8: 55.1

80% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Above London average

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 43 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) · 826m

Crime is +13% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

W13 district median

£744,750

Based on 239 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£6,652/m²
Price per ft²£618/ft²
Avg floor area69.6 m²

EPC breakdown

C
12%
D
1%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Flat 96%Other 4%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£174,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.3%

Total change

+529%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.0%

per year

Acceleration

-15.04

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £250k–£300k · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£170k+137.7%1.8
Post-dot-com plateau2002–2004£227k£239k+5.1%1.7
Pre-crash peak2005–2006£248k£250k+0.8%1
GFC & correction2008–2012£280k£300k+7.1%1
Help-to-Buy recovery2013–2014£300k£420k+40%1.5
Rate-rise correction2022–2022£476k£476k+0%1
Current market2024–2025£500k£450k-10%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Flat/maisonette+0.6% α
Local
6.9%
District
6.3%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing4
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
4.6 min walk
West Ealing

Nearby stations

West Ealing Rail StationGreat Western Railway · Elizabeth line
5 min walk
West EalingNational Rail
5 min walk
Hanwell Rail StationElizabeth line
15 min walk
Ealing Broadway Rail StationElizabeth line · Great Western Railway
19 min walk
Ealing Broadway Underground StationCentral · District
19 min walk
No bus stops within 400m

32

Walkability score

27

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)

11

EV chargers (800m)

Total spaces (800m)164
Nearest car park418m
Santander docks (800m)0
Nearest cycle dock6.2 km

Nearby car parks

🅿️
Waitrose Parking100 spaces· no
438m
🅿️
Witham Road Car Park20 spaces
644m

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: 10.8 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Syon Park SSSI — 4.6 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

8

GPs within 1km

9

Dentists within 1km

Nearest hospitalCygnet Hospital Ealing · 1.9 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)

23

Restaurants (800m)

10

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

4

Gyms (1km)

15

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Drayton Court (391 m)

Nearest supermarketCudi Food Centre · 693 m
10 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)

1

Cinemas (2km)

761m

Post office

Nearby shops

Delight Foods337 m
McColl's342 m
The Manors Food & Wine355 m
Fair Food & Wine356 m

Nearby cafes

Caffe Terrazza357 m
Cafe Lemoo367 m
Waitrose463 m
Mik Treatz697 m

Nearby restaurants

Mumbai Ave324 m
Tai Hing Fish Bar369 m
Aroma396 m
Lulya Restaurant490 m

Nearby pubs

The Drayton Court391 m
Black George752 m
Star And Scorpion769 m
The Castlebar783 m

Nearby gyms

West Middlesex Lawn Tennis Club463 m
BSPK Bespoke Fitness697 m
The Gym762 m
Energym785 m

Nearby pharmacies

Terry's Pharmacy389 m
West Ealing Pharmacy414 m
Boots721 m
Pyramid Pharmacy793 m

Nearby health

Medic Plus Clinic (5)385 m
The Ealing Dental Practice629 m
Clinica Private Healthcare765 m
Laser Care Skin Clinic864 m
Food hygiene (5-star)50% of 103

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

39

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 moderate.

Avg monthly rent
£1,569London avg: £1,950/mo
Gross yield
2.5% (low)London avg: 3.8%Below average yield — bottom 74%
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

60.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,641m
Crossrail 2 route12,123m

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)
35
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
5
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)
57
Largest scheme
212 homes · Phase 2B, Green Man Lane Estate, Phase 2b, Green Man Lane Estate, Singapore Road
Pipeline pressure
NONE

Named schemes (500m)

WAITROSE (NO.2), AND ADJOINING SITES OF, WAITROSE (NO.2), AND ADJOINING SITES OF, Alexandria Road, West Ealing, W13115 homes
completed
51 Drayton Green, 51, Drayton Green21 homes
completed
10-10A, 10-10A, SUTHERLAND AVENUE, W13 8LE14 homes
completed
23, 23, The Avenue, London, W13 8JR10 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 0NA

Full postcodeW13 0NA
Postcode districtW13
BoroughLondon Borough of Ealing
WardPitshanger
Latitude51.516898
Longitude-0.322963
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
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Agency
Ofcom
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Office
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