Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.53048, -0.28841

NW10 7HB— Hanger Hill, Ealing

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 47/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
55
Safety
70
Schools
100
Transport
47
Environment
46
Investment
52

The bottom line

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

The catch: 47 min to victoria — above average for this zone.

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Location

NW10 7HB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.3% vs London avg
vs London crime+105.0% vs London avg

Deep-dive guides for NW10 7HB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How NW10 7HB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

West Twyford Primary School

Not yet inspected · 7 min walk

KS2: 106.0

★★★

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 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

133.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+82% vs borough

Crime by type

Other27%
Violence & sexual offences21%
Vehicle crime19%
Anti-social behaviour13%
Burglary6%
Theft5%
Drug offences4%
Robbery4%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 1.7km

Crime is +105% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£6,265/m²
Price per ft²£582/ft²
Avg floor area82.4 m²

EPC breakdown

B
2%
C
26%
D
20%
E
6%

Based on 54 properties · Confidence: high

Street mix

Semi 31%Terraced 3%Detached 9%Flat 56%

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£206,000
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
WallsCavity wall, 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

1995–2025 · CAGR

+6%

Total change

+474%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.7%

per year

Acceleration

-17.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £200k–£250k · 64 sales

Property Type Mix

Total: 64 sales

Detached9.4%
Semi-detached31.3%
Terraced3.1%
Flat/maisonette56.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£202k+185.2%2.3
Post-dot-com plateau2001–2004£249k£242k-2.8%1.7
Pre-crash peak2005–2007£302k£289k-4.1%4.7
GFC & correction2010–2012£249k£338k+36%2.3
Help-to-Buy recovery2013–2016£309k£365k+18.1%2.2
Brexit uncertainty2017–2019£430k£425k-1.2%1.7
Pandemic surge2020–2021£380k£718k+88.7%1.5
Rate-rise correction2022–2023£430k£520k+20.9%1.5
Current market2024–2025£508k£408k-19.7%2

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
8.7%
District
8.7%
Semi-detached+0% α
Local
7.4%
District
7.4%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

55out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing6
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Hanger Lane Underground StationCentral
4 min walk
Park Royal Underground StationPiccadilly
6 min walk
Alperton Underground StationPiccadilly
17 min walk
North Ealing Underground StationPiccadilly
18 min walk
West Acton Underground StationCentral
19 min walk
No bus stops within 400m

36

Walkability score

71

Footpaths (500m)

0

Santander docks (800m)

4.4 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

8

Car parks (800m)

3

EV chargers (800m)

2

Fast chargers (800m)

Nearest car park253m
Santander docks (800m)0
Nearest cycle dock4.4 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: 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: 8.5 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Syon Park SSSI — 6.2 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): 3

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

12 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest hospital · 1.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketKopernik Polish Supermarket · 314 m
1 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

278m

Post office

Nearby shops

Dena Market287 m
Polski Sklep341 m
Co-op Food508 m
Tesco Express1.2 km

Nearby cafes

Gourmandise337 m
Costa753 m
Tim Hortons792 m
PAVO1.2 km

Nearby restaurants

Beluga Persian Cuisine293 m
Grill Palace310 m
Crystals of London310 m
Persian Cuisine322 m

Nearby pubs

Ashbourne Bar and Restaurant261 m
Ashbourne Lounge271 m
The Fox and Goose588 m

Nearby gyms

PureGym787 m

Nearby health

Labridge Dental Lab305 m
Food hygiene (5-star)39% of 51

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

A

High street health

Investment

Investment grade, yield and market outlook

52

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
3.7% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

41.8

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,621m
Crossrail 2 route10,608m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,629 nationally

2,081

Est. population

4,619/km²

59%

Employed

49%

Degree educated

£49,700

Median income

10.2%

Claimant rate

Inner cityMedium densityEstablished mixed

33

Community stability

Age profile

24%
23%
24%
16%
13%
Under 1824%
18–3423%
35–4924%
50–6416%
65+13%

Tenure

23%
20%
50%
Own outright23%
Own (mortgage)20%
Private rent50%
Social rent6%
Shared ownership1%
Rent free0%

Ethnicity

16%
24%
20%
30%
White British16%
White Other24%
Asian20%
Black6%
Mixed4%
Other30%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine15%
No car household39%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent50%
Social rent6%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
6
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
10
Largest scheme
807 homes · Land at First Central site, Land at First Central site, Lakeside Drive, Park Royal, NW10 7HQ
Pipeline pressure
NONE

Named schemes (500m)

First Central, First Central, Coronation Road, Lakeside Drive, Park Royal, NW10545 homes
completed
EMPIRE HOUSE AND MERCURY HOUSE, EMPIRE HOUSE AND MERCURY HOUSE, HANGER GREEN, W5 3BD61 homes
completed
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

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 7HB

Full postcodeNW10 7HB
Postcode districtNW10
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.530481
Longitude-0.288411
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