Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.52688, -0.29313

W5 1EP— Hanger Hill, Ealing

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

The family fortress

 

Schools 100%Safety 75/100Transport 35/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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

Liveability
57
Safety
75
Schools
95
Transport
35
Environment
49
Investment
40

The bottom line

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

The catches: 51 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 1EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.3% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for W5 1EP

🛡️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 1EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Montpelier Primary School

Good · Inspected Nov 2023 · 10 min walk

KS2: 110.5

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 11 min walk

P8: +1.41A8: 67.1

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.3 incidents per 1,000 residents

Better than 51% of London
↑ Rising 538.9%

-14% vs borough

Crime by type

Anti-social behaviour23%
Other22%
Vehicle crime19%
Violence & sexual offences14%
Burglary12%
Drug offences5%
Theft3%
Robbery3%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

5

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 2.2km

Crime is 3% 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£6,571/m²
Price per ft²£610/ft²
Avg floor area66.4 m²

EPC breakdown

C
18%
D
9%
E
4%

Based on 31 properties · Confidence: high

Street mix

Terraced 4%Flat 96%

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£166,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,389
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+6.9%

Total change

+596%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.2%

per year

Acceleration

-26.28

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 23 sales

Property Type Mix

Total: 23 sales

Terraced4.3%
Flat/maisonette95.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£63k£137k+119.2%1.3
Post-dot-com plateau2003–2004£125k£240k+92%1
Pre-crash peak2006–2006£250k£250k+0%1
GFC & correction2008–2010£220k£282k+28.2%1.7
Help-to-Buy recovery2014–2016£313k£470k+50.4%1
Brexit uncertainty2017–2019£160k£375k+134.4%2
Pandemic surge2021–2021£425k£425k+0%1
Rate-rise correction2022–2023£320k£418k+30.5%1.5
Current market2025–2025£435k£435k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.9% alpha

Flat/maisonette+0.9% α
Local
4.4%
District
3.5%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

52out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Hanger Lane Underground StationCentral
5 min walk
Park Royal Underground StationPiccadilly
8 min walk
North Ealing Underground StationPiccadilly
14 min walk
West Acton Underground StationCentral
16 min walk
Ealing Broadway Underground StationCentral · District
18 min walk
No bus stops within 400m

40

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

4.5 km

Nearest cycle dock

Central London commute times

London Bridge57 min ↑
Victoria ★51 min
Waterloo55 min ↑
Canary Wharf58 min ↑
City53 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

4

Car parks (800m)

3

EV chargers (800m)

2

Fast chargers (800m)

Nearest car park224m
Santander docks (800m)0
Nearest cycle dock4.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 8.8 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Syon Park SSSI — 5.8 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

15 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospital · 695 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketThe Olive Tree · 227 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

274m

Post office

Nearby shops

Dena Market267 m
Polski Sklep272 m
Ealing International Food Centre1.1 km
Rolling Oats1.1 km

Nearby cafes

Gourmandise288 m
Wraps & Wings Wembley1.1 km
Kishmish1.1 km
11 Coffee & Co1.1 km

Nearby restaurants

Momo Japanese206 m
Persian Cuisine220 m
Grill Palace240 m
Beluga Persian Cuisine261 m

Nearby pubs

Ashbourne Lounge279 m
Ashbourne Bar and Restaurant284 m
The Fox and Goose726 m
The Greystoke1.1 km

Nearby gyms

Ealing Cricket Club953 m

Nearby pharmacies

iCare Pharmacy1.1 km

Nearby health

Labridge Dental Lab247 m
Cygnet Hospital Ealing697 m
St Mark's Medical Centre727 m
North Ealing Dental Care1.1 km
Food hygiene (5-star)40% of 35

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

40

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

48.3

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,830m
Crossrail 2 route10,800m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,723 nationally

1,816

Est. population

4,908/km²

59%

Employed

59%

Degree educated

£49,700

Median income

5.3%

Claimant rate

SuburbanMedium densityEstablished mixed

34

Community stability

Age profile

24%
19%
27%
16%
14%
Under 1824%
18–3419%
35–4927%
50–6416%
65+14%

Tenure

25%
22%
46%
Own outright25%
Own (mortgage)22%
Private rent46%
Social rent2%
Shared ownership5%

Ethnicity

24%
23%
24%
19%
White British24%
White Other23%
Asian24%
Black5%
Mixed6%
Other19%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine12%
No car household33%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent46%
Social rent2%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
15
Local approval rate
0%
Borough approval rate
24%
Historic landfill (400m)
1
Opportunity area
No
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)
8
Largest scheme
311 homes · Westgate House, Westgate House, West Gate, London, W5 1YY
Pipeline pressure
NONE

Named schemes (500m)

GREYSTOKE HOUSE, 150, GREYSTOKE HOUSE, 150, BRUNSWICK ROAD, W5 1AW50 homes
completed
18, 18, HILLCREST ROAD, W526 homes
completed
Kenton House Hotel, Kenton House Hotel, Hillcrest Road, Ealing, W5 2JL14 homes
completed
1-3, 1-3, Ashbourne Parade, Ealing, W5 3QS4 homes
completed
132, 132, Brunswick Road, Ealing, W5 1AW2 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 1EP

Full postcodeW5 1EP
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.526881
Longitude-0.293130
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