Pitshanger · Ealing · Ealing North constituency · 51.52414, -0.31412

W5 1TT— Pitshanger, Ealing

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

The family fortress

 

Schools 100%Safety 81/100Transport 22/100Low yield 3.29%

Best for: Families

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

Liveability
57
Safety
81
Schools
100
Transport
22
Environment
49
Investment
46

The bottom line

W5 1TT offers exceptional schools (100% Good/Outstanding) and low crime — 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 1TT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for W5 1TT

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How W5 1TT 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 · 20 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.3km

Crime is 60% below London average

Property

Prices, sales volume and market trends

Avg floor area47.8 m²

EPC breakdown

C
17%
D
3%

Based on 20 properties · Confidence: medium

Street mix

Flat 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£119,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, filled cavity
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

1997–2021 · CAGR

+6.3%

Total change

+336%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.2%

per year

Acceleration

-22.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£69k£90k+31.6%2.3
Post-dot-com plateau2001–2004£114k£170k+49.1%2.5
GFC & correction2008–2011£225k£211k-6.4%1.7
Help-to-Buy recovery2015–2015£315k£315k+0%1
Brexit uncertainty2018–2018£346k£346k+0%2
Pandemic surge2021–2021£300k£300k+0%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
6.3%
District
6.7%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing2
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
15.1 min walk
West Ealing

Nearby stations

West Ealing Rail StationGreat Western Railway · Elizabeth line
16 min walk
West EalingNational Rail
16 min walk
Ealing Broadway Underground StationCentral · District
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

7

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 park437m
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 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: 10.2 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 70%
More green space than 81% 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

9 min walk

82%

Recommend GP

82%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

3

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

35

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

3

Convenience

Nearest supermarketTrustcos · 227 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)

275m

Post office

Nearby shops

Co-op Food186 m
Pitshanger Village Bakery186 m
Hook and Cleaver188 m
Delight Foods1.1 km

Nearby cafes

Cinnamon230 m
West Side Cafe and Sandwich Bar232 m
Win to Win Café543 m
Costa948 m

Nearby restaurants

Samarat218 m
West Kebab222 m
Lisa's Restaurant224 m
Atlantis225 m

Nearby pubs

Village Inn290 m
Duke of Kent440 m

Nearby gyms

The Brentham Club622 m

Nearby pharmacies

Ealing Pharmacy217 m

Nearby health

Pitshanger Dental221 m
Food hygiene (5-star)52% of 54

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

46

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 score18/100
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

29.9

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,179m
Crossrail 2 route11,950m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
26
Development activity
high
Residential apps (800m)
6
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
18 homes · ALEXANDRA HOUSE, ALEXANDRA HOUSE, QUEENS WALK, 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 1TT

Full postcodeW5 1TT
Postcode districtW5
BoroughLondon Borough of Ealing
WardPitshanger
Latitude51.524136
Longitude-0.314120
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