Downsizing in Pitshanger: What You Would Actually Release
Selling at the £850,000 Pitshanger average and buying at £595,000 releases about £219,800 after costs. Fees, stamp duty and moving take roughly £35,200 of it.
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to. There is no obligation.
Selling at the £850,000 Pitshanger average and buying at £595,000 releases about £219,800 after costs. Fees, stamp duty and moving take roughly £35,200 of it.
The downsizing sum for Pitshanger
Start with the gap. Selling at £850,000 and buying at 70% of that, £595,000, leaves £255,000 before costs. Costs are the part people underestimate.
Agent fees at 1.5% are £12,750. Stamp duty on the purchase is £19,750. Total £35,200, leaving £219,800 in hand.
Where the sale proceeds go
The commercial page for this town sets out the introduction itself: Equity release in Pitshanger.
Downsizing against releasing equity
A lifetime mortgage at 65 on the same property would release about £289,000. Downsizing nets £219,800. The difference is that downsizing costs you the house, and equity release costs you the estate.
Over twenty years that £289,000 release grows to roughly £1,018,333. The downsizing figure does not grow at all, because there is no debt.
Moving within London rather than out of it keeps you near family and known services. The average price across the county towns we cover is £732,469, against £850,000 here.
The parts of downsizing that are not financial
Council tax follows the property, not the person. Band D in Pitshanger is £2,139, and a smaller home may sit in a lower band. Check the band before you offer, not after.
Downsizing works best when you are not in a hurry.
What a move within Pitshanger looks like
The schools families ask about here are North Ealing Primary School, Montpelier Primary School, The Ellen Wilkinson School for Girls and Ealing Fields Church of England High School. 3 local schools were rated Good or Outstanding overall at their most recent graded Ofsted inspection. Ratings age between inspections, so read the latest report before you rely on one.
On getting about: North Ealing to Green Park takes about 30 min.
By price, Pitshanger ranks 64 of the 320 London locations we cover, at £850,000 against a county average of £732,469. Band D council tax here is £2,139, against an average of £2,121 across the towns we cover in the county.
Is Pitshanger right to stay in?
Pitshanger is a leafy, affluent 'village' corner of north Ealing centred on Pitshanger Lane.
The full local guide covers schools, transport and the market in detail: Pitshanger property and area guide.
- A leafy, affluent north-Ealing village
- Piccadilly & Central lines a walk away
- Good and Outstanding local schools
- Historic Brentham Garden Suburb character
- Pitshanger Park, Fox Wood & the River Brent
- An affluent, house-dominated area
- London prices for the space
- Not right on top of a Tube station
- Conservation-area restrictions in Brentham
- Flood risk near the River Brent & the park
| Who it suits | Out of five | Why |
|---|---|---|
| Downsizers | ★★★☆☆ | The village amenities, parks and community feel are a real draw, but the area is dominated by family houses with fewer accessible flats and bungalows, so the right property can take patience, and prices are firmly at London levels. |
| Families | ★★★★★ | Good and Outstanding schools (North Ealing and Montpelier Primary are Good; the Ellen Wilkinson School for Girls was Outstanding at its last graded inspection), Pitshanger Park, Fox Wood, a village high street and handsome family houses, a strong family area. |
| Upsizers | ★★★★★ | Handsome Edwardian, 1900s to 1930s and Arts-and-Crafts family houses, including the sought-after Brentham cottages, give real space and character, at a premium, but a classic upsizer's choice in north Ealing. |
| Professionals | ★★★★☆ | A leafy, settled village with North Ealing (Piccadilly line) a walk away and Hanger Lane (Central) and Ealing Broadway close by, well suited to professionals who value character and calm over being right on top of a station. |
| First-time buyers | ★★☆☆☆ | A tough entry point, this is an affluent, house-dominated area, and while some flats and mansion-block apartments (from around £450,000 to £600,000) offer a way in, first-time buyers will find it a real stretch. |
Pitshanger is known locally for Brentham Garden Suburb. The historic Brentham Garden Suburb, England's first co-partnership garden suburb (c.1901), a pioneering Arts-and-Crafts conservation area.
Practical detail for Pitshanger: the W5 postcode district, not on the Tube directly, North Ealing (Piccadilly, Zone 3) a walk away; Hanger Lane (Central) & Ealing Broadway (Central/District/Elizabeth line/mainline) close and nearest A and E is Ealing Hospital (Southall); major A&E at Northwick Park & West Middlesex (a drive), verify with NHS.
Pitshanger has history behind the price. In Manorial & rural, An old manor and farm (Pitshanger Farm) on the higher ground of north Ealing, part of the rural Middlesex landscape.
Pitshanger at a glance
| Downsizing line | Pitshanger figure |
|---|---|
| Sale price, local average | £850,000 |
| Purchase at 70% of value | £595,000 |
| Estate agent at 1.5% | £12,750 |
| Stamp duty on purchase | £19,750 |
| Legal and moving | £2,700 |
| Total costs | £35,200 |
| Net released | £219,800 |
| Lifetime mortgage alternative at 65 | £289,000 |
Figures are local averages used for illustration. Confirm your own numbers before acting on them.
Ask about Pitshanger
Three details is all we need. You are told before anything is passed to a partner firm.
Your checklist
- A real valuation of your home, not the £850,000 average
- The council tax band of the property you are buying
- Total moving costs of about £35,200
- The equity release comparison, in writing, before you decide
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to. There is no obligation.
Check broadband before you make an offer in Pitshanger
Broadband speeds can vary street by street in Pitshanger, so check the exact address before you commit. Ofcom's free checker shows which broadband speeds and mobile coverage are available at any UK property.
We can introduce you to a specialist who can combine your mobile, broadband and utilities into one bill. There's no fee for the introduction.
We don't provide these services ourselves. Switching household bills is not a regulated financial service, so FCA protections and the Financial Ombudsman do not apply. We'll only pass your details to the specialist if you ask us to. See our privacy notice.
Questions people ask
How much would I release by downsizing in Pitshanger?
Is downsizing better than equity release?
What are the costs of moving?
How do I check broadband speed at a property in Pitshanger?
Read next
Your home may be repossessed if you do not keep up repayments on your mortgage.