Pitshanger · Ealing · Ealing North constituency · 51.52263, -0.31860

W13 8BA— Pitshanger, Ealing

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

The family fortress

 

Schools 75%Safety 78/100Transport 25/100Low yield 2.53%

Best for: Families, Owner-occupiers

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

Liveability
54
Safety
78
Schools
100
Transport
25
Environment
51
Investment
40

The bottom line

W13 8BA 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.

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Location

W13 8BA

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 8BA

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How W13 8BA 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 · 5 min walk

KS2: 108.6

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 18 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 · 47 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) · 1.2km

Crime is 35% below London average

Property

Prices, sales volume and market trends

Avg floor area142.7 m²

EPC breakdown

C
1%
D
6%
E
4%

Based on 11 properties · Confidence: medium

Street mix

Terraced 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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£356,750
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)
RoofFlat, limited insulation (assumed)
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

1995–2022 · CAGR

+5.7%

Total change

+349%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.4%

per year

Acceleration

+21.73

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 15 sales

Property Type Mix

Total: 15 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1997£175k£151k-13.7%1
Post-dot-com plateau2001–2004£295k£410k+39%1.7
Pre-crash peak2005–2006£425k£450k+5.9%1
GFC & correction2010–2010£460k£460k+0%1
Help-to-Buy recovery2014–2016£675k£300k-55.6%1
Brexit uncertainty2019–2019£740k£740k+0%1
Pandemic surge2020–2020£686k£686k+0%1
Rate-rise correction2022–2022£785k£785k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+4.2% alpha

Terraced+4.2% α
Local
15.2%
District
11%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
West Ealing Rail StationGreat Western Railway line
12.2 min walk
West Ealing

Nearby stations

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

31

Walkability score

28

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)

8

EV chargers (800m)

Nearest car park295m
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 AONB31% green spaceTree canopy: 10%
More green space than 86% of London

Nearest SSSI: Syon Park SSSI — 5.2 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): 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 yield854.5 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

6 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 · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

Nearest supermarketTrustcos · 390 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

586m

Post office

Nearby shops

Co-op Food408 m
Pitshanger Village Bakery425 m
Hook and Cleaver458 m
Delight Foods858 m

Nearby cafes

Cinnamon508 m
West Side Cafe and Sandwich Bar513 m
Win to Win Café607 m
Cafe Lemoo932 m

Nearby restaurants

Pizza Piccolo386 m
Lisa's Restaurant397 m
West Kebab401 m
Samarat409 m

Nearby pubs

Duke of Kent308 m
Village Inn607 m
The Drayton Court934 m

Nearby gyms

Ealing Golf Club1.1 km

Nearby pharmacies

Ealing Pharmacy523 m
Terry's Pharmacy961 m
West Ealing Pharmacy973 m

Nearby health

Pitshanger Dental406 m
Medic Plus Clinic (5)955 m
The Ealing Dental Practice1.2 km
Food hygiene (5-star)49% of 49

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
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

HADI'S BOILER SERVICE LTD
LK KNOWLEDGE ENGINEERING LTD
NILESH 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

23.9

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,451m
Crossrail 2 route12,149m

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)
26
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
17
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)
11
Largest scheme
16 homes · The Lindens, The Lindens, Queens Walk, London, W5 1SY
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
Land at North Ealing Primary School, Land at North Ealing Primary School, Pitshanger Lane, W55 homes
completed
31, 31, Eggerton Gardens, Ealing, W13 8HG3 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 8BA

Full postcodeW13 8BA
Postcode districtW13
BoroughLondon Borough of Ealing
WardPitshanger
Latitude51.522627
Longitude-0.318601
Parliamentary constituencyEaling North
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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Transport
for London
NHS
Digital
Companies
House
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Mail
Food Standards
Agency
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