Pitshanger · Ealing · Ealing North constituency · 51.52548, -0.31832

W13 8DB— Pitshanger, Ealing

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

The family fortress

 

Schools 75%Safety 77/100Transport 22/100Low yield 2.53%

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
77
Schools
100
Transport
22
Environment
67
Investment
35

The bottom line

W13 8DB offers exceptional schools (100% Good/Outstanding) and low crime — 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 8DB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.2% vs London avg
vs London crime-17.0% vs London avg

Deep-dive guides for W13 8DB

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How W13 8DB 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 · 1 min walk

KS2: 108.6

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 20 min walk

P8: +0.65A8: 55.1

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

53.7 incidents per 1,000 residents

Better than 59% of London
↑ Rising 1360.0%

-27% vs borough

Crime by type

Anti-social behaviour25%
Vehicle crime23%
Violence & sexual offences19%
Other18%
Burglary10%
Drug offences4%
Robbery1%
Theft0%

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) · 1.5km

Crime is 17% below London average

Property

Prices, sales volume and market trends

Avg floor area65.8 m²

EPC breakdown

B
1%
C
8%
D
4%
E
1%

Based on 14 properties · Confidence: medium

Street mix

Semi 33%Flat 67%

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£164,500
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)
Roof(another dwelling above)
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

1995–2024 · CAGR

+6.4%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

-43.0%

per year

Acceleration

-63.98

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 12 sales

Property Type Mix

Total: 12 sales

Semi-detached33.3%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1995£58k£58k+0%1
Post-dot-com plateau2001–2003£95k£148k+55.3%1.5
Pre-crash peak2005–2007£495k£265k-46.5%1.3
GFC & correction2008–2008£500k£500k+0%1
Brexit uncertainty2017–2017£605k£605k+0%2
Current market2024–2024£345k£345k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
PerivaleCentral line
15.2 min walk
West Ealing

Nearby stations

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

43

Walkability score

38

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)

7

EV chargers (800m)

Nearest car park140m
Santander docks (800m)0
Nearest cycle dock6.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

24%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed195 Mbps
Median download207 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: 10.5 km away✗ Not Green Belt✗ Not AONB83% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 5.5 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 ARGYLE SURGERY

128 ARGYLE ROAD, WEST EALING, W13 8ER

8 min walk

76%

Recommend GP

76%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

25

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketTrustcos · 157 m
3 tennis courts1 sports halls

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)

396m

Post office

Nearby shops

Co-op Food213 m
Pitshanger Village Bakery232 m
Hook and Cleaver273 m
Mediterranean Food949 m

Nearby cafes

Win to Win Café290 m
Cinnamon308 m
West Side Cafe and Sandwich Bar313 m
Cafe and Bakery957 m

Nearby restaurants

Pizza Piccolo152 m
Lisa's Restaurant168 m
West Kebab173 m
Samarat186 m

Nearby pubs

Duke of Kent135 m
Village Inn422 m
The Myllet Arms898 m

Nearby gyms

The Brentham Club728 m
Ealing Golf Club815 m

Nearby pharmacies

Ealing Pharmacy347 m

Nearby health

Pitshanger Dental180 m
Perivale Dental Practice984 m
Food hygiene (5-star)49% of 47

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

NISARG DAVE SERVICE LIMITED

Investment

Investment grade, yield and market outlook

35

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 score19/100
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

30.1

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,496m
Crossrail 2 route12,278m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,518 nationally

1,360

Est. population

5,955/km²

58%

Employed

60%

Degree educated

£50,900

Median income

4.0%

Claimant rate

SuburbanMedium densityOwner occupiers / families

59

Community stability

Age profile

24%
14%
20%
21%
22%
Under 1824%
18–3414%
35–4920%
50–6421%
65+22%

Tenure

43%
39%
14%
Own outright43%
Own (mortgage)39%
Private rent14%
Social rent5%
Shared ownership0%

Ethnicity

49%
21%
13%
White British50%
White Other21%
Asian13%
Black3%
Mixed6%
Other7%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine10%
No car household16%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent14%
Social rent5%

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)
23
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
2
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)
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
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
64-66 Pitshanger Lane, Pitshanger Lane, London, W5 1QX4 homes
completed
63 Curzon Road, 63, Curzon Road, London, W5 1NE4 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 8DB

Full postcodeW13 8DB
Postcode districtW13
BoroughLondon Borough of Ealing
WardPitshanger
Latitude51.525483
Longitude-0.318323
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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