Pitshanger · Ealing · Ealing North constituency · 51.52139, -0.31856

W13 8AR— Pitshanger, Ealing

Location and area intelligence for W13 8AR, Pitshanger, Ealing

The family fortress

 

Schools 75%Safety 78/100Transport 39/100Low yield 2.53%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
57
Safety
78
Schools
100
Transport
39
Environment
51
Investment
40

The bottom line

W13 8AR offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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.

Check your dealbreakers

Toggle the things that matter to you — see how W13 8AR scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how W13 8AR meets your needs.

Location

W13 8AR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London income+21.2% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for W13 8AR

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare W13 8AR with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How W13 8AR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

North Ealing Primary School

Not yet inspected · 7 min walk

KS2: 108.6

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 17 min walk

P8: +0.65A8: 55.1

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 46 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

42.4 incidents per 1,000 residents

Better than 69% of London
↑ Rising 275.0%

from a low base — still below London average

-42% vs borough

Crime by type

Vehicle crime41%
Other23%
Violence & sexual offences21%
Anti-social behaviour8%
Burglary4%
Drug offences1%
Theft1%
Robbery0%

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) · 1.1km

Crime is 35% below London average

Property

Prices, sales volume and market trends

Avg floor area146.4 m²

EPC breakdown

C
2%
D
2%
E
1%

Based on 5 properties · Confidence: low

Street mix

Semi 80%Detached 20%

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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£366,000
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, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,389
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2015 · CAGR

+10.3%

Total change

+616%

Market Activity

Price Velocity & Acceleration

Current Velocity

+47.2%

per year

Acceleration

+27.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 10 sales

Property Type Mix

Total: 10 sales

Detached20%
Semi-detached80%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£185k£800k+332.4%1
Post-dot-com plateau2001–2001£571k£571k+0%1
Pre-crash peak2006–2006£1.40m£1.40m+0%1
GFC & correction2011–2012£715k£750k+4.9%1
Help-to-Buy recovery2014–2015£900k£1.32m+47.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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 Rail StationGreat Western Railway line
10.6 min walk
West Ealing

Nearby stations

West Ealing Rail StationGreat Western Railway · Elizabeth line
11 min walk
West EalingNational Rail
11 min walk
Ealing Broadway Rail StationElizabeth line · Great Western Railway
17 min walk
Ealing Broadway Underground StationCentral · District
17 min walk
Perivale Underground StationCentral
22 min walk
No bus stops within 400m

28

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria57 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

2

Car parks (800m)

9

EV chargers (800m)

Nearest car park426m
Santander docks (800m)0
Nearest cycle dock6.0 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: 10.5 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Syon Park SSSI — 5.1 km

Energy

Solar: 855 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield854.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE AVENUE SURGERY

102 THE AVENUE, WEST EALING, W13 8LA

4 min walk

82%

Recommend GP

82%

Overall GP experience

3

GPs within 1km

7

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.5 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

18

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Duke of Kent (440 m)

Nearest supermarketTrustcos · 516 m
4 tennis courts

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)

1

Cinemas (2km)

691m

Post office

Nearby shops

Co-op Food526 m
Pitshanger Village Bakery541 m
Hook and Cleaver570 m
Delight Foods720 m

Nearby cafes

Cinnamon621 m
West Side Cafe and Sandwich Bar625 m
Win to Win Café745 m
Cafe Lemoo795 m

Nearby restaurants

Pizza Piccolo513 m
Lisa's Restaurant522 m
West Kebab526 m
Samarat533 m

Nearby pubs

Duke of Kent440 m
Village Inn711 m
The Drayton Court796 m
The Castlebar1.1 km

Nearby gyms

The Gym1.1 km
BSPK Bespoke Fitness1.1 km

Nearby pharmacies

Ealing Pharmacy629 m
Terry's Pharmacy824 m
West Ealing Pharmacy835 m

Nearby health

Pitshanger Dental530 m
Medic Plus Clinic (5)818 m
The Ealing Dental Practice1.1 km
Clinica Private Healthcare1.1 km
Food hygiene (5-star)41% of 46

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
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

MUGEN EUROPE LIMITED

Investment

Investment grade, yield and market outlook

40

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 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

28.4

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,422m
Crossrail 2 route12,082m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,792 nationally

1,767

Est. population

8,994/km²

54%

Employed

62%

Degree educated

£50,900

Median income

3.9%

Claimant rate

SuburbanHigh densityEstablished mixed

44

Community stability

Age profile

19%
18%
19%
23%
22%
Under 1819%
18–3418%
35–4919%
50–6423%
65+22%

Tenure

32%
26%
33%
Own outright32%
Own (mortgage)26%
Private rent33%
Social rent8%
Shared ownership1%

Ethnicity

40%
22%
18%
White British40%
White Other22%
Asian18%
Black5%
Mixed4%
Other11%

Employment & lifestyle

Managerial / professional50%
Routine / semi-routine11%
No car household29%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent33%
Social rent8%

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)
31
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
16
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)
22
Largest scheme
14 homes · 6, 6, Castlebar Park, Ealing, W5 1BX
Pipeline pressure
NONE

Named schemes (500m)

28, 28, Castlebar Park, Ealing, W5 1BU11 homes
completed
St Davids Home, 12, St Davids Home, 12, Castlebar Hill, Ealing, W5 1TE7 homes
completed
Poores of Ealing , 51, Poores of Ealing , 51, Pitshanger Lane, W55 homes
completed
72 The Avenue, 72, The Avenue, London, W13 8LB5 homes
completed
5, 5, Colebrooke Avenue, West Ealing, W13 8JZ4 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

Live in W13 8AR? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for W13 8AR.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Ealing with nearby boroughs:

Ealing vs HounslowEaling vs Hammersmith And FulhamEaling vs Brent

Similar postcodes

Frequently asked questions

📍 Track W13 8AR

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for W13 8AR

Full postcodeW13 8AR
Postcode districtW13
BoroughLondon Borough of Ealing
WardPitshanger
Latitude51.521386
Longitude-0.318560
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