Hanger Hill · Ealing · Ealing North constituency · 51.52538, -0.30514

W5 1AZ— Hanger Hill, Ealing

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

The family fortress

 

Schools 100%Safety 79/100Transport 23/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
58
Safety
79
Schools
100
Transport
23
Environment
50
Investment
36

The bottom line

W5 1AZ offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 53 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

W5 1AZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+23.8% vs London avg
vs London crime-46.0% vs London avg

Deep-dive guides for W5 1AZ

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How W5 1AZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Gregory's Catholic Primary School

Not yet inspected · 2 min walk

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 14 min walk

P8: +1.41A8: 67.1

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 41 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.0 incidents per 1,000 residents

Better than 75% of London
↑ Rising 511.1%

from a low base — still below London average

-52% vs borough

Crime by type

Vehicle crime24%
Other20%
Violence & sexual offences20%
Burglary18%
Anti-social behaviour11%
Drug offences4%
Robbery4%
Theft0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.6km

Crime is 46% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

W5 district median

£571,875

Based on 428 sales from postcodes with sufficient data

Price history

Sales (24 months)4
New build0.0%
Price per m²£9,694/m²
Price per ft²£901/ft²
Avg floor area127.3 m²

EPC breakdown

C
1%
D
7%
E
6%
F
2%

Based on 16 properties · Confidence: medium

Street mix

Semi 46%Terraced 54%

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 yield854 kWh/kWp/yr
Rebuild cost estimate£318,250
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingSingle glazed
Council tax band Band FAnnual charge £2,824
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.5%

Total change

+555%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.5%

per year

Acceleration

-17.68

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £600k–£700k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached45.9%
Terraced54.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£154k£340k+121.5%1.4
Post-dot-com plateau2001–2004£385k£420k+9.1%2.2
Pre-crash peak2006–2007£475k£750k+57.9%3
GFC & correction2008–2010£680k£620k-8.8%1
Help-to-Buy recovery2013–2014£678k£823k+21.5%2.5
Brexit uncertainty2018–2019£970k£905k-6.7%1
Rate-rise correction2022–2023£975k£1.57m+61.5%1
Current market2024–2025£1.41m£1.00m-28.5%2

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Semi-detached

+-0.4% alpha

Weakest performer

Terraced

-1% alpha

Semi-detached-0.4% α
Local
4.2%
District
4.6%
Terraced-1% α
Local
8.1%
District
9.1%

CAGR over 21yr 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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ealing Broadway Underground StationCentral line
13.9 min walk
Ealing Broadway

Nearby stations

Hanger Lane Underground StationCentral
13 min walk
Ealing Broadway Underground StationCentral · District
15 min walk
Ealing Broadway Rail StationElizabeth line · Great Western Railway
15 min walk
Ealing BroadwayNational Rail
15 min walk
North Ealing Underground StationPiccadilly
18 min walk
No bus stops within 400m

13

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria57 min ↑
Waterloo ★53 min
Canary Wharf56 min ↑
City57 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

1

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)15
Nearest car park755m
Santander docks (800m)0
Nearest cycle dock5.2 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: 9.6 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 70%
More green space than 84% of London

Nearest SSSI: Syon Park SSSI — 5.5 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): 1

Landslide susceptibility: Low

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

17 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 725 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Village Inn (526 m)

No restaurants within 800m — nearest: GrillVille (554 m)

Nearest supermarketTrustcos · 762 m
2 tennis courts1 swimming pools1 sports halls

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)

1

Cinemas (2km)

548m

Post office

Nearby shops

Hook and Cleaver646 m
Pitshanger Village Bakery686 m
Co-op Food703 m
Tesco Express1.1 km

Nearby cafes

West Side Cafe and Sandwich Bar620 m
Cinnamon625 m
Costa822 m
Steak on the Green1.1 km

Nearby restaurants

GrillVille554 m
Pizza House597 m
Golden Dragon615 m
Atlantis635 m

Nearby pubs

Village Inn526 m
The Wheatsheaf1.0 km
The Haven Arms1.0 km
The Shanakee1.2 km

Nearby gyms

The Brentham Club485 m
Ealing Cricket Club916 m
Goals Soccer Centres (Wembley)1.0 km
Goals Wembley1.0 km

Nearby pharmacies

Ealing Pharmacy578 m
D L Lewis1.1 km

Nearby health

St Mark's Medical Centre464 m
Cygnet Hospital Ealing725 m
Pitshanger Dental741 m
Food hygiene (5-star)69% of 16

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

36

Investment score

Weak

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

44

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,601m
Crossrail 2 route11,462m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,047 nationally

1,573

Est. population

10,093/km²

62%

Employed

64%

Degree educated

£52,000

Median income

2.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

24%
15%
25%
17%
19%
Under 1824%
18–3415%
35–4925%
50–6417%
65+19%

Tenure

37%
37%
24%
Own outright37%
Own (mortgage)37%
Private rent24%
Social rent2%
Shared ownership0%

Ethnicity

51%
19%
White British51%
White Other19%
Asian13%
Black3%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine7%
No car household23%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent24%
Social rent2%

vs. London

Income vs London+23.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
23
Local approval rate
0%
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)
7
Largest scheme
30 homes · Moullin Hostel, 24-26, Mount Park Road, London, W5 2RT
Pipeline pressure
NONE

Named schemes (500m)

OLD PEOPLES HOME, CECIL COURT, 71-75, OLD PEOPLES HOME, CECIL COURT, 71-75, EATON RISE, W530 homes
completed
19, 19, Montpelier Road, Ealing, W5 2QT17 homes
completed
53, 53, MOUNT AVENUE, W5 1PN12 homes
completed
58 Woodfield Road, 58, Woodfield Road, London, W5 1SH10 homes
completed
26 Montpelier Road, 26, Montpelier Road, London, W5 2QT9 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
13.3%
Election year
2026
MP
James Murray (Labour (Co-op))
MP majority
13,995
Constituency
Ealing Central and Acton

Councillors

Athena ZissimosLib Dems
Fabio ContiConservative
Gregory StaffordConservative

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Key facts for W5 1AZ

Full postcodeW5 1AZ
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.525383
Longitude-0.305136
Parliamentary constituencyEaling North
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