Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.53129, -0.29573

W5 1AY— Hanger Hill, Ealing

Location and area intelligence for W5 1AY, Hanger Hill, Ealing

The family fortress

 

Schools 100%Safety 75/100Transport 44/100Yield 8.87%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
55
Safety
75
Schools
90
Transport
44
Environment
52
Investment
80

The bottom line

W5 1AY offers exceptional schools (100% Good/Outstanding) and low crime at £212,204 median — strong value for Families and Investors who can accept its trade-offs.

The catches: high noise levels nearby; 48 min to victoria — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

W5 1AY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price-59.2% vs London avg
vs London income+18.3% vs London avg
vs London crime+58.0% vs London avg

Deep-dive guides for W5 1AY

🛡️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🌳 Good Parks🔒 Very Safe💰 Value Find

“The family fortress”

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How W5 1AY has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Montpelier Primary School

Good · Inspected Nov 2023 · 13 min walk

KS2: 110.5

—

Secondary

Alperton Community School

Not yet inspected · 17 min walk

P8: +0.79A8: 52.1

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 · 33 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

102.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+40% vs borough

Crime by type

Other29%
Vehicle crime21%
Violence & sexual offences16%
Anti-social behaviour13%
Burglary9%
Drug offences6%
Theft3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 2.3km

Crime is +58% above London average

Property

2 Jul

Prices, sales volume and market trends

£212,204

Median sale price

Bottom 25% — 59% below London median

£212,204 is 59% below the London median (£520,000)

-49.1%

This year

Flat

Dominant type

Price history

5-year change
-29.0%
Sales (24 months)34
New build100.0%
Avg flat£212,204
Price per m²£4,737/m²
Price per ft²£440/ft²
Avg floor area44.8 m²

EPC breakdown

C
21%
D
39%
E
32%

Based on 92 properties · Confidence: high

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

Stamp duty

Standard buyer£0
First-time buyerFTB
£0
Additional propertyBTL/2nd
£6,366

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

4.3×

Price-to-income

£1,062/mo

Est. mortgage

High

Market activity

35d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£112,000
Rebuild cost per m²£2,500/m²

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

Construction era2021
WallsSystem built, with internal insulation
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2021–2025 · CAGR

+-8.2%

Total change

-29%

Market Activity

Price Velocity & Acceleration

Current Velocity

-49.0%

per year

Acceleration

-100.50

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 75 sales

Property Type Mix

Total: 75 sales

Flat/maisonette100%

By decade

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pandemic surge2021–2021£299k£299k+0%37
Rate-rise correction2022–2023£275k£417k+51.5%2
Current market2025–2025£212k£212k+0%34

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-6.3% alpha

Flat/maisonette-6.3% α
Local
-8.2%
District
-1.9%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing11

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Hanger Lane Underground StationCentral line
2.3 min walk
Ealing Broadway

Nearby stations

Hanger Lane Underground StationCentral
3 min walk
Park Royal Underground StationPiccadilly
11 min walk
Alperton Underground StationPiccadilly
13 min walk
North Ealing Underground StationPiccadilly
20 min walk
West Acton Underground StationCentral
22 min walk
No bus stops within 400m

37

Walkability score

47

Footpaths (500m)

0

Santander docks (800m)

4.8 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★48 min
Waterloo57 min ↑
Canary Wharf66 min ↑
City52 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)

3

EV chargers (800m)

Nearest car park365m
Santander docks (800m)0
Nearest cycle dock4.8 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.0 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 10%
More green space than 89% of London

Nearest SSSI: Syon Park SSSI — 6.2 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

SUDBURY & ALPERTON MEDICAL CENTRE

267 EALING ROAD, HA0 1EZ

8 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 · 5.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

1

Convenience

Nearest supermarketKopernik Polish Supermarket · 364 m
1 tennis courts

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)

0

Cinemas (2km)

355m

Post office

Nearby shops

Polski Sklep292 m
Dena Market353 m
The Hive1.1 km
Ambala1.2 km

Nearby cafes

Gourmandise278 m
Wraps & Wings Wembley573 m
'R' Cafe663 m
Apple Tree Cafe1.1 km

Nearby restaurants

McDonald's288 m
Beluga Persian Cuisine353 m
Grill Palace360 m
Persian Cuisine376 m

Nearby pubs

The Fox and Goose214 m
Ashbourne Lounge358 m
Ashbourne Bar and Restaurant364 m
Panthers1.2 km

Nearby gyms

Goals Wembley735 m
Goals Soccer Centres (Wembley)746 m
Genesis Gym870 m

Nearby pharmacies

Niks Pharmacy1.2 km

Nearby health

Labridge Dental Lab357 m
St Mark's Medical Centre542 m
Sudbury & Alperton Medical Centre646 m
Cygnet Hospital Ealing1.1 km
Food hygiene (5-star)44% of 64

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

80

Investment score

Strong

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
8.9% (high)London avg: 3.8%Strong yield — top 4% of London
Gentrification score5/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

High

Market activity

35d

Est. days to sell

100/100

Velocity score

Future outlook

38.3

Price growth score

D
Medium

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,134m
Crossrail 2 route11,124m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,120 nationally

2,041

Est. population

5,122/km²

63%

Employed

49%

Degree educated

£49,700

Median income

8.4%

Claimant rate

Inner cityMedium densityEstablished mixed

33

Community stability

Age profile

25%
25%
24%
15%
Under 1825%
18–3425%
35–4924%
50–6415%
65+12%

Tenure

26%
17%
49%
Own outright26%
Own (mortgage)17%
Private rent49%
Social rent6%
Shared ownership1%

Ethnicity

17%
36%
25%
14%
White British17%
White Other36%
Asian25%
Black4%
Mixed5%
Other14%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine19%
No car household32%
Unemployed4%
No qualifications18%

Housing tenure (Census 2021)

Private rent49%
Social rent6%

vs. London

Income vs London+18.3%
Price vs London-59.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
5
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
12
Local approval rate
0%
Borough approval rate
24%
Opportunity area
No
Strategic industrial location
Yes
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)
9
Largest scheme
311 homes · Westgate House, Westgate House, West Gate, London, W5 1YY
Pipeline pressure
NONE

Named schemes (500m)

Westgate House, Westgate House, West Gate, London, W5 1YY311 homes
completed
Westgate House, Westgate House, West Gate77 homes
completed
GREYSTOKE HOUSE, 150, GREYSTOKE HOUSE, 150, BRUNSWICK ROAD, W5 1AW50 homes
completed
GORDON HOUSE & WELLINGTON HOUSE, GORDON HOUSE & WELLINGTON HOUSE, WESTERN AVENUE, W512 homes
completed
Manhattan Business Park, Manhattan Business Park, West Gate, Ealing, W5 1UP10 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£212,204)

£0

Standard buyer

£0

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for W5 1AY

Full postcodeW5 1AY
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.531289
Longitude-0.295733
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