Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.53343, -0.29421

W5 1ED— Hanger Hill, Ealing

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

The family fortress

 

Schools 100%Safety 75/100Transport 42/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
56
Safety
75
Schools
60
Transport
42
Environment
48
Investment
44

The bottom line

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

The catches: 48 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

W5 1ED

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+18.3% vs London avg
vs London crime+58.0% vs London avg

Deep-dive guides for W5 1ED

🛡️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

“The family fortress”

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How W5 1ED has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

West Twyford Primary School

Not yet inspected · 10 min walk

KS2: 106.0

—

Secondary

Alperton Community School

Not yet inspected · 14 min walk

P8: +0.79A8: 52.1

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 31 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) · 2.1km

Crime is +58% above 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£7,060/m²
Price per ft²£656/ft²
Avg floor area78 m²

EPC breakdown

B
2%
C
19%
D
25%
E
3%

Based on 49 properties · Confidence: high

Street mix

Semi 12%Terraced 86%Flat 2%

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£195,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1995–2025 · CAGR

+6%

Total change

+476%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.7%

per year

Acceleration

-28.89

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 43 sales

Property Type Mix

Total: 43 sales

Semi-detached11.6%
Terraced86%
Flat/maisonette2.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£96k£187k+95.8%2.2
Post-dot-com plateau2001–2004£215k£215k+0%1.8
Pre-crash peak2005–2007£180k£360k+100%1.7
GFC & correction2008–2012£335k£313k-6.7%2
Help-to-Buy recovery2014–2016£378k£485k+28.5%1.7
Brexit uncertainty2018–2018£700k£700k+0%1
Pandemic surge2021–2021£565k£565k+0%4
Rate-rise correction2022–2022£645k£645k+0%1
Current market2025–2025£550k£550k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.4% alpha

Terraced+0.4% α
Local
8.2%
District
7.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

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
4.2 min walk
Wembley Central

Nearby stations

Hanger Lane Underground StationCentral
5 min walk
Alperton Underground StationPiccadilly
11 min walk
Park Royal Underground StationPiccadilly
12 min walk
Stonebridge Park Underground StationBakerloo
22 min walk
Stonebridge Park Rail StationLioness
22 min walk
No bus stops within 400m

34

Walkability score

51

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

10

Car parks (800m)

3

EV chargers (800m)

Nearest car park216m
Santander docks (800m)0
Nearest cycle dock4.8 km

Nearby car parks

🅿️
Atlip Centre
761m

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: 9.0 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% of London

Nearest SSSI: Syon Park SSSI — 6.5 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): 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

6 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketKopernik Polish Supermarket · 524 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)

497m

Post office

Nearby shops

Polski Sklep465 m
Dena Market499 m
The Hive933 m
Tesco Express967 m

Nearby cafes

Wraps & Wings Wembley415 m
Gourmandise448 m
'R' Cafe503 m
Apple Tree Cafe889 m

Nearby restaurants

McDonald's143 m
Subway286 m
Beluga Persian Cuisine502 m
Grill Palace518 m

Nearby pubs

The Fox and Goose104 m
Ashbourne Lounge496 m
Ashbourne Bar and Restaurant497 m
Panthers978 m

Nearby gyms

Goals Wembley744 m
Goals Soccer Centres (Wembley)763 m
Genesis Gym794 m

Nearby pharmacies

Niks Pharmacy942 m

Nearby health

Sudbury & Alperton Medical Centre471 m
Labridge Dental Lab512 m
St Mark's Medical Centre756 m
Food hygiene (5-star)48% of 89

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

44

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
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

31.2

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,101m
Crossrail 2 route11,069m

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%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
8
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
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
GORDON HOUSE & WELLINGTON HOUSE, GORDON HOUSE & WELLINGTON HOUSE, WESTERN AVENUE, W512 homes
completed
16-17, 16-17, HANGER LANE, W5 3HH10 homes
completed
Garages rear of 77-80,, Garages rear of 77-80,, Riverside Gardens, Wembley, HA0 1GJ5 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 W5 1ED

Full postcodeW5 1ED
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.533425
Longitude-0.294212
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