Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.52987, -0.29631

W5 1HE— Hanger Hill, Ealing

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

The family fortress

 

Schools 100%Safety 75/100Transport 44/100Low yield 3.29%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
57
Safety
75
Schools
95
Transport
44
Environment
51
Investment
56

The bottom line

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

The catches: very high noise — check proximity to rail lines; 48 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 1HE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for W5 1HE

🛡️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 1HE 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 · 11 min walk

KS2: 110.5

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 15 min walk

P8: +1.41A8: 67.1

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 41 min walk

2 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) · 2.5km

Crime is +58% above London average

Property

Prices, sales volume and market trends

Avg floor area60.8 m²

EPC breakdown

C
7%
D
1%

Based on 8 properties · Confidence: low

Street mix

Flat 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

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£152,000
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

1995–2022 · CAGR

+6.5%

Total change

+451%

Market Activity

Price Velocity & Acceleration

Current Velocity

+27.1%

per year

Acceleration

+34.93

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £175k–£200k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£68k£112k+64.7%1
Post-dot-com plateau2003–2003£178k£178k+0%1
Pre-crash peak2005–2006£179k£230k+28.9%1
GFC & correction2008–2008£226k£226k+0%1
Help-to-Buy recovery2016–2016£320k£320k+0%1
Brexit uncertainty2017–2017£295k£295k+0%1
Rate-rise correction2022–2022£375k£375k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

Hanger Lane Underground StationCentral
3 min walk
Park Royal Underground StationPiccadilly
11 min walk
Alperton Underground StationPiccadilly
15 min walk
North Ealing Underground StationPiccadilly
18 min walk
Ealing Broadway Underground StationCentral · District
21 min walk
No bus stops within 400m

33

Walkability score

45

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park387m
Santander docks (800m)0
Nearest cycle dock4.8 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.1 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% of London

Nearest SSSI: Syon Park SSSI — 6.1 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

10 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest hospital · 970 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

1

Convenience

Nearest supermarketKopernik Polish Supermarket · 308 m
2 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)

317m

Post office

Nearby shops

Polski Sklep240 m
Dena Market311 m

Nearby cafes

Gourmandise235 m
Wraps & Wings Wembley717 m
'R' Cafe805 m

Nearby restaurants

Grill Palace306 m
Beluga Persian Cuisine308 m
Persian Cuisine315 m
Momo Japanese321 m

Nearby pubs

Ashbourne Lounge323 m
Ashbourne Bar and Restaurant332 m
The Fox and Goose375 m

Nearby gyms

Goals Wembley801 m
Goals Soccer Centres (Wembley)806 m
Genesis Gym974 m

Nearby health

Labridge Dental Lab306 m
St Mark's Medical Centre459 m
Sudbury & Alperton Medical Centre793 m
Cygnet Hospital Ealing971 m
Food hygiene (5-star)42% of 57

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

56

Investment score

Good

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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

23

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,129m
Crossrail 2 route11,130m

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
Listed buildings (800m)
1
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
13
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)

Westgate House, Westgate House, West Gate, London, W5 1YY311 homes
completed
Westgate House, Westgate House, West Gate77 homes
completed
GREYSTOKE HOUSE, 150, GREYSTOKE HOUSE, 150, BRUNSWICK ROAD, W5 1AW50 homes
completed
GARAGES ADJ GORDON & WELLINGTON HOUSES, GARAGES ADJ GORDON & WELLINGTON HOUSES, WESTERN AVENUE, W512 homes
completed
GORDON HOUSE, GORDON HOUSE, WESTERN AVENUE, W5 1EY12 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 1HE

Full postcodeW5 1HE
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.529868
Longitude-0.296305
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
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TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
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