Pitshanger · Ealing · Ealing North constituency · 51.52756, -0.31740

W5 1NB— Pitshanger, Ealing

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

The family fortress

 

Schools 100%Safety 73/100Transport 25/100Low 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
25
Environment
69
Investment
45

The bottom line

W5 1NB 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 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

W5 1NB

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 1NB

🛡️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 1NB 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 · 2 min walk

KS2: 108.6

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 23 min walk

P8: +0.65A8: 55.1

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 · 50 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

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.7km

Crime is +18% above London average

Property

Prices, sales volume and market trends

Avg floor area95.8 m²

EPC breakdown

D
6%
E
2%

Based on 8 properties · Confidence: low

Street mix

Semi 27%Terraced 73%

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£239,500
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)
RoofFlat, insulated (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

2004–2023 · CAGR

+5.8%

Total change

+192%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.7%

per year

Acceleration

-45.79

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached27.3%
Terraced72.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£430k£430k+0%1
Pre-crash peak2005–2006£375k£463k+23.3%1.5
GFC & correction2010–2010£583k£583k+0%1
Help-to-Buy recovery2014–2014£930k£930k+0%3
Brexit uncertainty2017–2017£985k£985k+0%1
Rate-rise correction2022–2023£1.36m£1.25m-7.7%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.5% alpha

Terraced+1.5% α
Local
9.2%
District
7.7%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

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 Velocity100
Trend Position75

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
12.8 min walk
West Ealing

Nearby stations

Perivale Underground StationCentral
14 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
20 min walk
West EalingNational Rail
20 min walk
Hanger Lane Underground StationCentral
22 min walk
Ealing Broadway Underground StationCentral · District
22 min walk
No bus stops within 400m

42

Walkability score

31

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

5

Car parks (800m)

6

EV chargers (800m)

Nearest car park235m
Santander docks (800m)0
Nearest cycle dock6.0 km

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: 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: 10.5 km away✗ Not Green Belt✗ Not AONB90% 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 ARGYLE SURGERY

128 ARGYLE ROAD, WEST EALING, W13 8ER

11 min walk

76%

Recommend GP

76%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.6 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

30

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Duke of Kent (328 m)

Nearest supermarketTrustcos · 220 m
4 tennis courts2 sports halls

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)

0

Cinemas (2km)

339m

Post office

Nearby shops

Co-op Food260 m
Pitshanger Village Bakery265 m
Hook and Cleaver284 m
Mediterranean Food781 m

Nearby cafes

Win to Win Café109 m
Cinnamon278 m
West Side Cafe and Sandwich Bar281 m
Costa742 m

Nearby restaurants

Pizza Piccolo219 m
Lisa's Restaurant221 m
West Kebab222 m
Samarat226 m

Nearby pubs

Duke of Kent328 m
Village Inn360 m
The Myllet Arms721 m

Nearby gyms

The Brentham Club577 m
Ealing Golf Club618 m

Nearby pharmacies

Ealing Pharmacy325 m

Nearby health

Pitshanger Dental224 m
Perivale Dental Practice801 m
Food hygiene (5-star)51% of 51

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 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

35.2

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,484m
Crossrail 2 route12,328m

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)
10
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
10
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
278
Largest scheme
278 homes · Land Rear Of Tesco Superstore, Western Avenue, UB6 8DW
Pipeline pressure
NONE

Named schemes (500m)

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
63 Curzon Road, 63, Curzon Road, London, W5 1NE4 homes
completed
38, 38, Castlebar Park, Ealing, W5 1BU3 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 1NB

Full postcodeW5 1NB
Postcode districtW5
BoroughLondon Borough of Ealing
WardPitshanger
Latitude51.527564
Longitude-0.317396
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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