Pitshanger · Ealing · Ealing North constituency · 51.52178, -0.31241

W5 1TF— Pitshanger, Ealing

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 25/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
57
Safety
78
Schools
100
Transport
25
Environment
43
Investment
37

The bottom line

W5 1TF 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

W5 1TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+21.2% vs London avg
vs London crime-35.0% vs London avg

Deep-dive guides for W5 1TF

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How W5 1TF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Gregory's Catholic Primary School

Not yet inspected · 6 min walk

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 17 min walk

P8: +1.41A8: 67.1

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 · 42 min walk

4 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) · 1.1km

Crime is 35% below London average

Property

1 May

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,301/m²
Price per ft²£585/ft²
Avg floor area69.9 m²

EPC breakdown

B
1%
C
5%
D
3%
E
2%

Based on 11 properties · Confidence: medium

Street mix

Semi 7%Flat 93%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£174,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,389
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+5.3%

Total change

+320%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.9%

per year

Acceleration

-21.94

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £300k–£350k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached6.7%
Flat/maisonette93.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£106k£188k+77.4%1.8
Pre-crash peak2006–2007£250k£319k+27.6%1.5
GFC & correction2009–2009£240k£240k+0%1
Help-to-Buy recovery2013–2013£440k£440k+0%1
Pandemic surge2021–2021£500k£500k+0%1
Rate-rise correction2022–2022£530k£530k+0%1
Current market2024–2024£446k£446k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1% alpha

Flat/maisonette-1% α
Local
10.5%
District
11.5%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
12.8 min walk
West Ealing

Nearby stations

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

24

Walkability score

10

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)

9

EV chargers (800m)

Total spaces (800m)15
Nearest car park655m
Santander docks (800m)0
Nearest cycle dock5.6 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: 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: 10.1 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Syon Park SSSI — 5.1 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): 1

Landslide susceptibility: Low

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

7 min walk

82%

Recommend GP

82%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Village Inn (528 m)

Nearest supermarketTrustcos · 511 m
6 tennis courts1 swimming pools1 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)

523m

Post office

Nearby shops

Hook and Cleaver470 m
Co-op Food473 m
Pitshanger Village Bakery473 m
Delight Foods899 m

Nearby cafes

West Side Cafe and Sandwich Bar505 m
Cinnamon505 m
Win to Win Café827 m
Yayaka954 m

Nearby restaurants

Atlantis503 m
Samarat505 m
Golden Dragon505 m
Pizza House507 m

Nearby pubs

Village Inn528 m
Duke of Kent663 m
The Drayton Court965 m
The Castlebar1.1 km

Nearby gyms

The Brentham Club816 m
Triyoga933 m
Gymbox962 m
The Gym1.2 km

Nearby pharmacies

Ealing Pharmacy478 m
Terry's Pharmacy1.0 km
West Ealing Pharmacy1.0 km
Savers1.1 km

Nearby health

Pitshanger Dental507 m
Medic Plus Clinic (5)999 m
Food hygiene (5-star)53% of 61

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

37

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

46.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,011m
Crossrail 2 route11,724m

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)
6
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
17
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)
2
Largest scheme
30 homes · OLD PEOPLES HOME, CECIL COURT, 71-75, OLD PEOPLES HOME, CECIL COURT, 71-75, EATON RISE, W5
Pipeline pressure
NONE

Named schemes (500m)

ALEXANDRA HOUSE, ALEXANDRA HOUSE, QUEENS WALK, W518 homes
completed
Servite House 45, Servite House 45, Queens Walk, W5 1TL18 homes
completed
The Lindens, The Lindens, Queens Walk, London, W5 1SY16 homes
completed
6, 6, Castlebar Park, Ealing, W5 1BX14 homes
completed
Land To The Rear Of, Land to the rear of Sandgate House, Queens Walk, London, W5 1TN13 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 1TF

Full postcodeW5 1TF
Postcode districtW5
BoroughLondon Borough of Ealing
WardPitshanger
Latitude51.521783
Longitude-0.312405
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
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Mail
Food Standards
Agency
Ofcom
Met
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