Pitshanger · Ealing · Ealing North constituency · 51.52830, -0.31345

W5 1LR— Pitshanger, Ealing

Location and area intelligence for W5 1LR, Pitshanger, Ealing

The family fortress

 

Schools 100%Safety 73/100Transport 24/100Low yield 3.29%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
73
Schools
100
Transport
24
Environment
66
Investment
45

The bottom line

W5 1LR offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 53 min to waterloo — above average for this zone and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

W5 1LR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+23.8% vs London avg
vs London crime+18.0% vs London avg

Deep-dive guides for W5 1LR

🛡️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 W5 1LR 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

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 22 min walk

P8: +1.41A8: 67.1

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 49 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.7 incidents per 1,000 residents

Higher crime than 58% of London
↑ Rising 706.3%

+5% vs borough

Crime by type

Anti-social behaviour26%
Other22%
Violence & sexual offences22%
Vehicle crime16%
Burglary9%
Robbery3%
Theft2%
Drug offences1%

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) · 1.8km

Crime is +18% above London average

Property

Prices, sales volume and market trends

Avg floor area141 m²

EPC breakdown

C
2%
D
2%
F
1%

Based on 5 properties · Confidence: low

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 yield854 kWh/kWp/yr
Rebuild cost estimate£352,500
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)
RoofPitched, no insulation (assumed)
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

1995–2023 · CAGR

+6.7%

Total change

+522%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.9%

per year

Acceleration

-89.96

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 11 sales

Property Type Mix

Total: 11 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£180k£275k+52.8%1
Post-dot-com plateau2002–2004£440k£445k+1.1%1
Pre-crash peak2007–2007£467k£467k+0%1
GFC & correction2008–2012£600k£476k-20.7%1
Brexit uncertainty2019–2019£975k£975k+0%1
Rate-rise correction2023–2023£1.12m£1.12m+0%2

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
PerivaleCentral line
13.5 min walk
West Ealing

Nearby stations

Perivale Underground StationCentral
15 min walk
Hanger Lane Underground StationCentral
18 min walk
Alperton Underground StationPiccadilly
21 min walk
Ealing Broadway Underground StationCentral · District
21 min walk
Ealing Broadway Rail StationGreat Western Railway · Elizabeth line
21 min walk
No bus stops within 400m

39

Walkability score

19

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

4

Car parks (800m)

4

EV chargers (800m)

Nearest car park520m
Santander docks (800m)0
Nearest cycle dock5.8 km

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: 13.0 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: 10.2 km away✗ Not Green Belt✗ Not AONB82% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 5.8 km

Energy

Solar: 854 kWh/kWp/yr

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 yield854.4 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE AVENUE SURGERY

102 THE AVENUE, WEST EALING, W13 8LA

15 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

9

Restaurants (800m)

4

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

3

Convenience

Nearest supermarketTrustcos · 337 m
4 tennis courts1 swimming pools2 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)

208m

Post office

Nearby shops

Hook and Cleaver285 m
Pitshanger Village Bakery307 m
Co-op Food321 m

Nearby cafes

West Side Cafe and Sandwich Bar235 m
Cinnamon237 m
Win to Win Café368 m
Costa506 m

Nearby restaurants

GrillVille210 m
Pizza House226 m
Golden Dragon232 m
Atlantis244 m

Nearby pubs

Village Inn208 m
Duke of Kent583 m
The Myllet Arms847 m

Nearby gyms

The Brentham Club292 m
Ealing Golf Club717 m
Goals Soccer Centres (Wembley)916 m
Goals Wembley945 m

Nearby pharmacies

Ealing Pharmacy252 m

Nearby health

Pitshanger Dental320 m
St Mark's Medical Centre743 m
Food hygiene (5-star)55% of 49

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

45

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,569London avg: £1,950/mo
Gross yield
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score20/100
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

36.6

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,236m
Crossrail 2 route12,123m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 25,247 nationally

1,683

Est. population

10,180/km²

64%

Employed

62%

Degree educated

£52,000

Median income

2.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

24%
15%
21%
23%
18%
Under 1824%
18–3415%
35–4921%
50–6423%
65+18%

Tenure

38%
35%
26%
Own outright38%
Own (mortgage)35%
Private rent26%
Social rent1%
Shared ownership0%

Ethnicity

51%
22%
White British51%
White Other22%
Asian11%
Black2%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional55%
Routine / semi-routine9%
No car household19%
Unemployed4%
No qualifications7%

Housing tenure (Census 2021)

Private rent26%
Social rent1%

vs. London

Income vs London+23.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
6
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
11
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)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
18 homes · ALEXANDRA HOUSE, ALEXANDRA HOUSE, QUEENS WALK, W5
Pipeline pressure
NONE

Named schemes (500m)

Poores of Ealing , 51, Poores of Ealing , 51, Pitshanger Lane, W55 homes
completed
63 Curzon Road, 63, Curzon Road, London, W5 1NE4 homes
completed
122, 122, Pitshanger Lane, Ealing, W5 1QP4 homes
completed
64-66 Pitshanger Lane, Pitshanger Lane, London, W5 1QX4 homes
completed
38A Pitshanger Lane, 38A, Pitshanger Lane, London, W5 1QY2 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 W5 1LR

Full postcodeW5 1LR
Postcode districtW5
BoroughLondon Borough of Ealing
WardPitshanger
Latitude51.528299
Longitude-0.313447
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