Pitshanger · Ealing · Ealing North constituency · 51.52415, -0.31830

W13 8DU— Pitshanger, Ealing

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

The family fortress

 

Schools 80%Safety 78/100Transport 23/100Low 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
23
Environment
66
Investment
40

The bottom line

W13 8DU 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 8DU

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 8DU

🛡️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 8DU 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 · 3 min walk

KS2: 108.6

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 19 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 · 48 min walk

3 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) · 1.4km

Crime is 35% below London average

Property

Prices, sales volume and market trends

Avg floor area115.8 m²

EPC breakdown

C
3%
D
4%
E
3%

Based on 10 properties · Confidence: medium

Street mix

Semi 30%Terraced 60%Flat 10%

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£289,500
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

1998–2023 · CAGR

+5.2%

Total change

+252%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.2%

per year

Acceleration

+1.84

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 10 sales

Property Type Mix

Total: 10 sales

Semi-detached30%
Terraced60%
Flat/maisonette10%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£209k£215k+2.9%1.5
Post-dot-com plateau2003–2003£393k£393k+0%2
Pre-crash peak2006–2006£428k£428k+0%1
GFC & correction2011–2011£585k£585k+0%1
Brexit uncertainty2019–2019£800k£800k+0%1
Pandemic surge2021–2021£760k£760k+0%1
Rate-rise correction2023–2023£736k£736k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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
West Ealing Rail StationGreat Western Railway line
14.3 min walk
West Ealing

Nearby stations

West Ealing Rail StationGreat Western Railway · Elizabeth line
15 min walk
West EalingNational Rail
15 min walk
Perivale Underground StationCentral
18 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

41

Walkability score

37

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 park169m
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 AONB81% green spaceTree canopy: 37%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 5.4 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

6 min walk

76%

Recommend GP

76%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.5 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

1

Convenience

Nearest supermarketTrustcos · 235 m
2 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)

459m

Post office

Nearby shops

Co-op Food268 m
Pitshanger Village Bakery287 m
Hook and Cleaver326 m
Delight Foods1.0 km

Nearby cafes

Cinnamon374 m
West Side Cafe and Sandwich Bar378 m
Win to Win Café438 m
Cafe and Bakery1.1 km

Nearby restaurants

Pizza Piccolo231 m
Lisa's Restaurant244 m
West Kebab249 m
Samarat260 m

Nearby pubs

Duke of Kent177 m
Village Inn483 m
The Myllet Arms1.0 km
The Drayton Court1.1 km

Nearby gyms

The Brentham Club813 m
Ealing Golf Club960 m

Nearby pharmacies

Ealing Pharmacy399 m
Terry's Pharmacy1.1 km
West Ealing Pharmacy1.1 km

Nearby health

Pitshanger Dental255 m
Perivale Dental Practice1.1 km
Medic Plus Clinic (5)1.1 km
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

ASTUTE PROPERTY INVESTMENTS 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

23.7

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,464m
Crossrail 2 route12,208m

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)
5
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
4
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
St Davids Home, 12, St Davids Home, 12, Castlebar Hill, Ealing, W5 1TE7 homes
completed
Land at North Ealing Primary School, Land at North Ealing Primary School, Pitshanger Lane, W55 homes
completed
Poores of Ealing , 51, Poores of Ealing , 51, Pitshanger Lane, W55 homes
completed
64-66 Pitshanger Lane, Pitshanger Lane, London, W5 1QX4 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 8DU

Full postcodeW13 8DU
Postcode districtW13
BoroughLondon Borough of Ealing
WardPitshanger
Latitude51.524151
Longitude-0.318300
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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TfL
Transport
for London
NHS
Digital
Companies
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Mail
Food Standards
Agency
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