Hanger Hill · Ealing · Ealing North constituency · 51.52729, -0.30554

W5 1BE— Hanger Hill, Ealing

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

The family fortress

 

Schools 100%Safety 80/100Transport 27/100~3% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
63
Safety
80
Schools
100
Transport
27
Environment
63
Investment
35

The bottom line

W5 1BE 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 40 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

W5 1BE

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-52.0% vs London avg

Deep-dive guides for W5 1BE

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How W5 1BE 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 · 4 min walk

★★★

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 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 43 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

31.5 incidents per 1,000 residents

Better than 78% of London
↑ Rising 2250.0%

from a low base — still below London average

-57% vs borough

Crime by type

Vehicle crime32%
Anti-social behaviour26%
Other19%
Violence & sexual offences13%
Burglary9%
Drug offences2%
Theft0%
Robbery0%

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) · 1.8km

Crime is 52% below 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.

W5 district median

£571,875

Based on 428 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£10,663/m²
Price per ft²£991/ft²
Avg floor area84.5 m²

EPC breakdown

C
3%
D
17%
E
10%
F
3%

Based on 33 properties · Confidence: high

Street mix

Semi 16%Terraced 74%Detached 2%Flat 9%

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£211,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.2%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

+20.3%

per year

Acceleration

+26.27

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 57 sales

Property Type Mix

Total: 57 sales

Detached1.8%
Semi-detached15.8%
Terraced73.7%
Flat/maisonette8.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£175k£270k+54.3%2.6
Post-dot-com plateau2001–2003£280k£249k-11.2%2.3
Pre-crash peak2005–2007£418k£544k+30.1%3
GFC & correction2008–2012£500k£573k+14.5%1
Help-to-Buy recovery2013–2016£620k£755k+21.8%1.3
Brexit uncertainty2017–2019£325k£936k+188%1
Pandemic surge2020–2021£863k£840k-2.6%4.5
Rate-rise correction2022–2023£825k£928k+12.4%2.5
Current market2024–2025£873k£1.05m+20.3%1.5

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+-0.2% alpha

Weakest performer

Semi-detached

-1.6% alpha

Terraced-0.2% α
Local
6.9%
District
7.1%
Semi-detached-1.6% α
Local
10.2%
District
11.8%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
10.8 min walk
Ealing Broadway

Nearby stations

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

18

Walkability score

26

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)

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Parking & EV

Car parks, spaces and charging points

2

Car parks (800m)

4

EV chargers (800m)

Nearest car park602m
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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.7 km away✗ Not Green Belt✗ Not AONB71% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 5.7 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

15 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 895 m
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

39

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Village Inn (489 m)

Nearest supermarketTrustcos · 752 m
2 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)

514m

Post office

Nearby shops

Hook and Cleaver638 m
Pitshanger Village Bakery680 m
Co-op Food699 m

Nearby cafes

West Side Cafe and Sandwich Bar597 m
Cinnamon602 m
Costa619 m

Nearby restaurants

GrillVille522 m
Pizza House572 m
Golden Dragon591 m
KFC601 m

Nearby pubs

Village Inn489 m

Nearby gyms

The Brentham Club317 m
Goals Soccer Centres (Wembley)819 m
Goals Wembley839 m
Genesis Gym1.1 km

Nearby pharmacies

Ealing Pharmacy563 m

Nearby health

St Mark's Medical Centre291 m
Pitshanger Dental729 m
Cygnet Hospital Ealing895 m
Food hygiene (5-star)78% of 18

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

35

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months0

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

12/100

Velocity score

Future outlook

54.3

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,677m
Crossrail 2 route11,584m

Demographics

16 Jun

Population, deprivation and income

Decile 10/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 30,920 nationally

1,492

Est. population

8,828/km²

55%

Employed

67%

Degree educated

£52,000

Median income

2.5%

Claimant rate

SuburbanHigh densityOwner occupiers / families

60

Community stability

Age profile

23%
21%
19%
24%
Under 1824%
18–3412%
35–4921%
50–6419%
65+24%

Tenure

49%
35%
14%
Own outright49%
Own (mortgage)35%
Private rent14%
Social rent2%
Shared ownership0%

Ethnicity

37%
19%
20%
14%
White British37%
White Other19%
Asian20%
Black3%
Mixed7%
Other14%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine8%
No car household13%
Unemployed3%
No qualifications6%

Housing tenure (Census 2021)

Private rent14%
Social rent2%

vs. London

Income vs London+23.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
21
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)
40

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
7
Largest scheme
30 homes · OLD PEOPLES HOME, CECIL COURT, 71-75, OLD PEOPLES HOME, CECIL COURT, 71-75, EATON RISE, W5
Pipeline pressure
NONE

Named schemes (500m)

53, 53, MOUNT AVENUE, W5 1PN12 homes
completed
58 Woodfield Road, 58, Woodfield Road, London, W5 1SH10 homes
completed
48B, 48B, Mulgrave Road, Ealing, W5 1LE3 homes
completed
60, 60, Woodfield Road, Ealing, W5 1SH1 homes
completed
26, 26, Mount Pleasant Road, Ealing, W5 1SQ1 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 1BE

Full postcodeW5 1BE
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.527286
Longitude-0.305542
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