Hanger Hill · Ealing · Ealing North constituency · 51.52857, -0.30516

W5 1BB— Hanger Hill, Ealing

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

The family fortress

 

Schools 100%Safety 79/100Transport 28/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
61
Safety
79
Schools
100
Transport
28
Environment
62
Investment
36

The bottom line

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

The catches: 53 min to waterloo — above average for this zone and 63 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how W5 1BB scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how W5 1BB meets your needs.

Location

W5 1BB

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 1BB

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare W5 1BB with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How W5 1BB 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 · 6 min walk

★★★

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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 44 min walk

4 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) · 1.9km

Crime is 46% below 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.

W5 district median

£571,875

Based on 428 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,558/m²
Price per ft²£702/ft²
Avg floor area126.1 m²

EPC breakdown

C
2%
D
8%
E
4%
G
1%

Based on 15 properties · Confidence: medium

Street mix

Terraced 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

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£315,250
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)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,824
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2025 · CAGR

+5.3%

Total change

+305%

Market Activity

Price Velocity & Acceleration

Current Velocity

+17.8%

per year

Acceleration

+40.81

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £500k–£600k · 32 sales

Property Type Mix

Total: 32 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£219k£302k+38%3
Post-dot-com plateau2001–2003£248k£365k+47.5%1.7
Pre-crash peak2005–2007£455k£490k+7.7%1.7
GFC & correction2012–2012£585k£585k+0%2
Help-to-Buy recovery2013–2016£576k£823k+42.9%2
Brexit uncertainty2017–2018£709k£890k+25.5%1.5
Pandemic surge2021–2021£928k£928k+0%4
Rate-rise correction2022–2022£975k£975k+0%1
Current market2024–2025£751k£885k+17.8%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
6.5%
District
6.9%

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

Buyer vs Seller Score

Composite market conditions index 0–100

26out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing3
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Hanger Lane Underground StationCentral
11 min walk
Alperton Underground StationPiccadilly
17 min walk
Park Royal Underground StationPiccadilly
18 min walk
Ealing Broadway Underground StationCentral · District
19 min walk
Ealing Broadway Rail StationElizabeth line · Great Western Railway
19 min walk
No bus stops within 400m

16

Walkability score

17

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

2

Car parks (800m)

4

EV chargers (800m)

Nearest car park491m
Santander docks (800m)0
Nearest cycle dock5.3 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: 9.7 km away✗ Not Green Belt✗ Not AONB67% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 5.9 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

13 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 993 m
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

39

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Village Inn (556 m)

Nearest supermarketTrustcos · 821 m
3 tennis courts1 swimming pools2 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)

582m

Post office

Nearby shops

Hook and Cleaver712 m
Pitshanger Village Bakery753 m
Co-op Food773 m

Nearby cafes

Costa513 m
West Side Cafe and Sandwich Bar665 m
Cinnamon670 m
Wraps & Wings Wembley978 m

Nearby restaurants

KFC488 m
GrillVille590 m
Pizza House640 m
Golden Dragon659 m

Nearby pubs

Village Inn556 m
The Fox and Goose838 m

Nearby gyms

The Brentham Club292 m
Goals Soccer Centres (Wembley)676 m
Goals Wembley695 m
Genesis Gym968 m

Nearby pharmacies

Ealing Pharmacy638 m

Nearby health

St Mark's Medical Centre179 m
Pitshanger Dental798 m
Cygnet Hospital Ealing993 m
Sudbury & Alperton Medical Centre1.1 km
Food hygiene (5-star)70% of 20

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 score18/100
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

48

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,686m
Crossrail 2 route11,627m

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
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
18
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)
63

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
17 homes · 19, 19, Montpelier Road, Ealing, W5 2QT
Pipeline pressure
NONE

Named schemes (500m)

48B, 48B, Mulgrave Road, Ealing, W5 1LE3 homes
completed
87 Brunswick Road, Brunswick Road, London, W5 1AQ1 homes
completed
39, Land at 39, Mulgrave Road, London, W5 1LF1 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

Live in W5 1BB? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for W5 1BB.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Ealing with nearby boroughs:

Ealing vs HounslowEaling vs Hammersmith And FulhamEaling vs Brent

Similar postcodes

Frequently asked questions

📍 Track W5 1BB

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for W5 1BB

Full postcodeW5 1BB
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.528566
Longitude-0.305162
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