Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.53251, -0.28976

NW10 7EX— Hanger Hill, Ealing

Location and area intelligence for NW10 7EX, Hanger Hill, Ealing

Strong, well-rated schools nearby

 

Schools 100%Safety 72/100Transport 38/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
53
Safety
72
Schools
60
Transport
38
Environment
46
Investment
38

The bottom line

NW10 7EX offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: 47 min to victoria — above average for this zone and 7 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW10 7EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income+18.3% vs London avg
vs London crime+81.0% vs London avg

Deep-dive guides for NW10 7EX

🛡️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 NW10 7EX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

West Twyford Primary School

Not yet inspected · 6 min walk

KS2: 106.0

—

Secondary

Alperton Community School

Not yet inspected · 15 min walk

P8: +0.79A8: 52.1

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 28 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

117.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+61% vs borough

Crime by type

Anti-social behaviour23%
Other23%
Violence & sexual offences22%
Vehicle crime14%
Drug offences6%
Theft5%
Burglary4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 2.4km

Crime is +81% above London average

Property

2 Jul

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.

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,667/m²
Price per ft²£619/ft²
Avg floor area95.8 m²

EPC breakdown

C
7%
D
3%
E
2%

Based on 12 properties · Confidence: medium

Street mix

Semi 23%Terraced 69%Flat 8%

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 yield852 kWh/kWp/yr
Rebuild cost estimate£239,500
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
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

1995–2025 · CAGR

+7%

Total change

+671%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.6%

per year

Acceleration

-36.37

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £300k–£350k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached23.1%
Terraced69.2%
Flat/maisonette7.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£83k£175k+110.8%2.2
Post-dot-com plateau2001–2004£215k£344k+60%1.5
Pre-crash peak2005–2007£305k£305k-0.1%1
GFC & correction2008–2009£280k£350k+25%1
Help-to-Buy recovery2015–2015£460k£460k+0%1
Brexit uncertainty2017–2017£510k£510k+0%1
Rate-rise correction2022–2023£628k£758k+20.8%1.5
Current market2025–2025£640k£640k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.9%
District
6.9%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

60out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing5
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Hanger Lane Underground StationCentral line
4 min walk
Stonebridge Park

Nearby stations

Hanger Lane Underground StationCentral
4 min walk
Park Royal Underground StationPiccadilly
9 min walk
Alperton Underground StationPiccadilly
14 min walk
Stonebridge Park Underground StationBakerloo
20 min walk
Stonebridge Park Rail StationLioness
20 min walk
No bus stops within 400m

27

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

London Bridge53 min ↑
Victoria ★47 min
Waterloo55 min ↑
Canary Wharf63 min ↑
City49 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

5

Car parks (800m)

2

EV chargers (800m)

2

Fast chargers (800m)

Nearest car park409m
Santander docks (800m)0
Nearest cycle dock4.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.7 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Brent Reservoir SSSI — 5.3 km

Energy

Solar: 852 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 yield851.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SUDBURY & ALPERTON MEDICAL CENTRE

267 EALING ROAD, HA0 1EZ

9 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Ashbourne Bar and Restaurant (384 m)

Nearest supermarketKopernik Polish Supermarket · 435 m

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)

0

Cinemas (2km)

395m

Post office

Nearby shops

Dena Market402 m
Polski Sklep418 m
Co-op Food689 m
Tesco Express960 m

Nearby cafes

Gourmandise405 m
Wraps & Wings Wembley716 m
'R' Cafe797 m
PAVO978 m

Nearby restaurants

Crystals of London293 m
Beluga Persian Cuisine408 m
Grill Palace429 m
Persian Cuisine448 m

Nearby pubs

Ashbourne Bar and Restaurant384 m
Ashbourne Lounge389 m
The Fox and Goose417 m

Nearby health

Labridge Dental Lab422 m
Sudbury & Alperton Medical Centre757 m
Food hygiene (5-star)40% of 62

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.

Low gross yield (2.9%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,569London avg: £1,950/mo
Gross yield
2.9% (low)London avg: 3.8%Below average yield — bottom 64%
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

34.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,776m
Crossrail 2 route10,746m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,336 nationally

1,778

Est. population

6,192/km²

61%

Employed

45%

Degree educated

£49,700

Median income

11.6%

Claimant rate

SuburbanMedium densityEstablished mixed

34

Community stability

Age profile

20%
24%
26%
18%
Under 1820%
18–3424%
35–4926%
50–6418%
65+13%

Tenure

25%
21%
48%
Own outright25%
Own (mortgage)21%
Private rent48%
Social rent5%
Shared ownership1%

Ethnicity

18%
29%
16%
25%
White British18%
White Other29%
Asian16%
Black9%
Mixed4%
Other25%

Employment & lifestyle

Managerial / professional28%
Routine / semi-routine20%
No car household36%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent48%
Social rent5%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
8
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
5
Local approval rate
100%
Borough approval rate
24%
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
7

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
11
Largest scheme
545 homes · First Central, First Central, Coronation Road, Lakeside Drive, Park Royal, NW10
Pipeline pressure
NONE

Named schemes (500m)

81, 81, Twyford Abbey Road, Park Royal, NW10 7ET7 homes
completed
54 Waverley Gardens, North Circular Road, London, NW10 7EE6 homes
completed
Nursery, 33 Aqua House, Nursery, 33 Aqua House, Agate Close, London,, NW10 7FF5 homes
completed
21-22, 21-22, Beechwood Gardens, St. Anne's Gardens & North Circular Road, Park Royal, NW10 7HN4 homes
completed
53, 53, Park Avenue, Park Royal, NW10 7HU4 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
13.3%
Election year
2026
MP
Dr Rupa Huq (Labour)
MP majority
13,995
Constituency
Ealing Central and Acton

Councillors

Athena ZissimosLib Dems
Fabio ContiConservative
Gregory StaffordConservative

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Key facts for NW10 7EX

Full postcodeNW10 7EX
Postcode districtNW10
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.532506
Longitude-0.289762
Parliamentary constituencyEaling Central and Acton
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