Pitshanger · Ealing · Ealing North constituency · 51.52480, -0.31299

W5 1TP— Pitshanger, Ealing

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

The family fortress

 

Schools 100%Safety 81/100Transport 21/100Yield 8.30%

Best for: Families

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

Liveability
49
Safety
81
Schools
100
Transport
21
Environment
52
Investment
53

The bottom line

W5 1TP offers exceptional schools (100% Good/Outstanding) and low crime at £226,800 median — strong value for Families 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 1TP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-56.4% vs London avg
vs London income+23.8% vs London avg
vs London crime-60.0% vs London avg

Deep-dive guides for W5 1TP

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How W5 1TP 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 · 4 min walk

KS2: 108.6

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 19 min walk

P8: +1.41A8: 67.1

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 · 45 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

25.9 incidents per 1,000 residents

Better than 82% of London
↑ Rising 181.3%

from a low base — still below London average

-65% vs borough

Crime by type

Violence & sexual offences33%
Other29%
Anti-social behaviour13%
Vehicle crime11%
Burglary9%
Theft4%
Drug offences0%
Robbery0%

Road safety

99

Road safety score

1

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) · 1.4km

Crime is 60% below London average

Property

2 Jul

Prices, sales volume and market trends

£226,800

Median sale price

Bottom 25% — 56% below London median

£226,800 is 56% below the London median (£520,000)

+6.7%

This year

Flat

Dominant type

Price history

5-year change
-83.3%
Sales (24 months)8
New build0.0%
Avg detached£1,646,100
Avg semi-detached£1,237,500
Avg flat£224,000
Price per m²£2,592/m²
Price per ft²£241/ft²
Avg floor area89.7 m²

EPC breakdown

B
1%
C
19%
D
21%
E
4%
F
2%

Based on 47 properties · Confidence: high

Street mix

Semi 26%Detached 7%Flat 65%Other 2%

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,804

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

4.4×

Price-to-income

£1,135/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£224,250
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+0.8%

Total change

+26%

Market Activity

Price Velocity & Acceleration

Current Velocity

-80.9%

per year

Acceleration

-311.00

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 104 sales

Property Type Mix

Total: 104 sales

Detached7.7%
Semi-detached26.9%
Flat/maisonette65.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£178k£612k+243.8%3
Post-dot-com plateau2001–2004£272k£503k+85.3%5.2
Pre-crash peak2006–2007£133k£251k+89.6%5.5
GFC & correction2008–2012£338k£175k-48.1%3
Help-to-Buy recovery2013–2016£160k£208k+30%3.8
Brexit uncertainty2017–2019£475k£315k-33.7%3.3
Pandemic surge2020–2021£225k£1.35m+501.2%1
Rate-rise correction2022–2023£228k£356k+56.5%3.5
Current market2024–2025£1.18m£224k-80.9%4

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+-0.1% alpha

Weakest performer

Flat/maisonette

-1.1% alpha

Semi-detached-0.1% α
Local
7.2%
District
7.3%
Flat/maisonette-1.1% α
Local
4.3%
District
5.4%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
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
16.2 min walk
West Ealing

Nearby stations

Ealing Broadway Underground StationCentral · District
17 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
17 min walk
West EalingNational Rail
17 min walk
Ealing Broadway Rail StationElizabeth line · Great Western Railway
17 min walk
Perivale Underground StationCentral
19 min walk
No bus stops within 400m

40

Walkability score

6

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 park504m
Santander docks (800m)0
Nearest cycle dock5.7 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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 AONB33% green spaceTree canopy: 70%
More green space than 88% of London

Nearest SSSI: Syon Park SSSI — 5.4 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): 2

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

10 min walk

82%

Recommend GP

82%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

4

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 1.2 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

34

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

3

Convenience

Nearest supermarketTrustcos · 241 m
6 tennis courts1 swimming pools1 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)

186m

Post office

Nearby shops

Hook and Cleaver150 m
Pitshanger Village Bakery173 m
Co-op Food184 m

Nearby cafes

West Side Cafe and Sandwich Bar171 m
Cinnamon172 m
Win to Win Café540 m
Costa854 m

Nearby restaurants

Pizza House169 m
Golden Dragon171 m
Atlantis173 m
GrillVille181 m

Nearby pubs

Village Inn195 m
Duke of Kent504 m

Nearby gyms

The Brentham Club517 m

Nearby pharmacies

Ealing Pharmacy140 m

Nearby health

Pitshanger Dental225 m
Food hygiene (5-star)54% of 56

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

53

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
8.3% (high)London avg: 3.8%Strong yield — top 5% of London
Gentrification score9/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months4

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

33/100

Velocity score

Future outlook

41.7

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,118m
Crossrail 2 route11,915m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,026 nationally

1,737

Est. population

13,564/km²

62%

Employed

62%

Degree educated

£52,000

Median income

3.7%

Claimant rate

SuburbanHigh densityEstablished mixed

42

Community stability

Age profile

22%
17%
22%
22%
17%
Under 1822%
18–3417%
35–4922%
50–6422%
65+17%

Tenure

28%
25%
31%
Own outright28%
Own (mortgage)25%
Private rent31%
Social rent13%
Shared ownership4%
Rent free0%

Ethnicity

40%
26%
White British40%
White Other26%
Asian13%
Black7%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine11%
No car household33%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent31%
Social rent13%

vs. London

Income vs London+23.8%
Price vs London-56.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
19
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
18 homes · Servite House 45, Servite House 45, Queens Walk, W5 1TL
Pipeline pressure
NONE

Named schemes (500m)

Servite House 45, Servite House 45, Queens Walk, W5 1TL18 homes
completed
ALEXANDRA HOUSE, ALEXANDRA HOUSE, QUEENS WALK, W518 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£226,800)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for W5 1TP

Full postcodeW5 1TP
Postcode districtW5
BoroughLondon Borough of Ealing
WardPitshanger
Latitude51.524803
Longitude-0.312986
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