Pitshanger · Ealing · Ealing North constituency · 51.52679, -0.31660

W5 1NF— Pitshanger, Ealing

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

The family fortress

 

Schools 100%Safety 77/100Transport 23/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
59
Safety
77
Schools
100
Transport
23
Environment
68
Investment
38

The bottom line

W5 1NF 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 1NF

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 W5 1NF

🛡️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 1NF 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 · 22 min walk

P8: +0.65A8: 55.1

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 49 min walk

5 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) · 1.6km

Crime is 17% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

W5 district median

£571,875

Based on 428 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£9,814/m²
Price per ft²£912/ft²
Avg floor area105.8 m²

EPC breakdown

C
9%
D
15%
E
4%

Based on 28 properties · Confidence: medium

Street mix

Semi 2%Terraced 98%

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

Medium

Market activity

60d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£264,500
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

1995–2026 · CAGR

+6.6%

Total change

+629%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.8%

per year

Acceleration

-14.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £400k–£450k · 46 sales

Property Type Mix

Total: 46 sales

Semi-detached2.2%
Terraced97.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£132k£282k+113.6%1.7
Post-dot-com plateau2002–2004£320k£350k+9.4%2.7
Pre-crash peak2005–2007£455k£475k+4.5%1.7
GFC & correction2009–2011£400k£500k+24.9%3
Help-to-Buy recovery2013–2016£600k£845k+40.8%1.3
Brexit uncertainty2017–2018£720k£910k+26.4%1
Rate-rise correction2022–2023£1.00m£785k-21.5%3
Current market2024–2026£904k£963k+6.5%1.7

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
6.6%
District
6.2%

CAGR over 31yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

51out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing3
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
14 min walk
West Ealing

Nearby stations

Perivale Underground StationCentral
15 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
19 min walk
West EalingNational Rail
19 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

45

Walkability score

25

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)

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Parking & EV

Car parks, spaces and charging points

3

Car parks (800m)

7

EV chargers (800m)

Nearest car park291m
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 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: 10.4 km away✗ Not Green Belt✗ Not AONB87% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 5.7 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

12 min walk

82%

Recommend GP

82%

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

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

3

Convenience

No pubs within 400m — nearest: Village Inn (287 m)

Nearest supermarketTrustcos · 120 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)

1

Cinemas (2km)

264m

Post office

Nearby shops

Co-op Food158 m
Pitshanger Village Bakery163 m
Hook and Cleaver186 m
Mediterranean Food883 m

Nearby cafes

Cinnamon189 m
West Side Cafe and Sandwich Bar194 m
Win to Win Café206 m
Costa769 m

Nearby restaurants

West Kebab120 m
Pizza Piccolo120 m
Lisa's Restaurant120 m
Samarat124 m

Nearby pubs

Village Inn287 m
Duke of Kent307 m
The Myllet Arms823 m

Nearby gyms

The Brentham Club554 m
Ealing Golf Club719 m

Nearby pharmacies

Ealing Pharmacy237 m

Nearby health

Pitshanger Dental121 m
Perivale Dental Practice903 m
Food hygiene (5-star)49% 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

E

High street health

Investment

Investment grade, yield and market outlook

38

Investment score

Weak

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
Sales last 12 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

44.1

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,411m
Crossrail 2 route12,239m

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)
6
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
2
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
18 homes · Servite House 45, Servite House 45, Queens Walk, W5 1TL
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 W5 1NF

Full postcodeW5 1NF
Postcode districtW5
BoroughLondon Borough of Ealing
WardPitshanger
Latitude51.526789
Longitude-0.316603
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