Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.53045, -0.29039

NW10 7HD— Hanger Hill, Ealing

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 49/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
56
Safety
70
Schools
100
Transport
49
Environment
48
Investment
51

The bottom line

NW10 7HD 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 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW10 7HD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment 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 7HD

🛡️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 7HD 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 · 8 min walk

KS2: 106.0

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 16 min walk

P8: +1.41A8: 67.1

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 30 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

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) · 2.5km

Crime is +105% above London average

Property

18 Apr

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£4,582/m²
Price per ft²£426/ft²
Avg floor area110.3 m²

EPC breakdown

C
1%
D
7%
E
2%

Based on 10 properties · Confidence: medium

Street mix

Semi 50%Terraced 46%Flat 5%

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£275,750
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
WallsCavity wall, 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

1996–2024 · CAGR

+5.2%

Total change

+311%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.1%

per year

Acceleration

-51.05

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached50%
Terraced45.5%
Flat/maisonette4.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£115k£158k+37%1
Post-dot-com plateau2002–2002£254k£254k+0%4
Pre-crash peak2005–2007£310k£384k+23.7%1.7
GFC & correction2008–2012£205k£368k+79.5%1.3
Help-to-Buy recovery2013–2016£321k£535k+66.9%1
Brexit uncertainty2017–2017£658k£658k+0%2
Current market2024–2024£472k£472k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.6%
District
6.6%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
2 min walk
Ealing Broadway

Nearby stations

Hanger Lane Underground StationCentral
2 min walk
Park Royal Underground StationPiccadilly
7 min walk
Alperton Underground StationPiccadilly
16 min walk
North Ealing Underground StationPiccadilly
18 min walk
West Acton Underground StationCentral
19 min walk
No bus stops within 400m

41

Walkability score

44

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

7

Car parks (800m)

2

EV chargers (800m)

2

Fast chargers (800m)

Nearest car park190m
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 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.7 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
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

11 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest hospital · 1.1 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

35

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

Nearest supermarketKopernik Polish Supermarket · 212 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)

171m

Post office

Nearby shops

Dena Market180 m
Polski Sklep218 m
Co-op Food639 m
Tesco Express1.2 km

Nearby cafes

Gourmandise210 m
Wraps & Wings Wembley839 m
Costa846 m
'R' Cafe928 m

Nearby restaurants

Beluga Persian Cuisine186 m
Grill Palace206 m
Persian Cuisine224 m
Momo Japanese236 m

Nearby pubs

Ashbourne Bar and Restaurant158 m
Ashbourne Lounge165 m
The Fox and Goose478 m

Nearby gyms

PureGym876 m

Nearby health

Labridge Dental Lab200 m
Sudbury & Alperton Medical Centre895 m
Food hygiene (5-star)34% of 61

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

51

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
4.0% (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 months0

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

4/100

Velocity score

Future outlook

43.6

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,751m
Crossrail 2 route10,741m

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)
3
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
8
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)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
Largest scheme
545 homes · First Central, First Central, Coronation Road, Lakeside Drive, Park Royal, NW10
Pipeline pressure
NONE

Named schemes (500m)

GREYSTOKE HOUSE, 150, GREYSTOKE HOUSE, 150, BRUNSWICK ROAD, W5 1AW50 homes
completed
54 Waverley Gardens, North Circular Road, London, NW10 7EE6 homes
completed
21-22, 21-22, Beechwood Gardens, St. Anne's Gardens & North Circular Road, Park Royal, NW10 7HN4 homes
completed
1-3, 1-3, Ashbourne Parade, Ealing, W5 3QS4 homes
completed
18 Bispham Road, 18, Bispham Road, London, NW10 7HB4 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 7HD

Full postcodeNW10 7HD
Postcode districtNW10
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.530447
Longitude-0.290387
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