Hanger Hill · Ealing · Ealing North constituency · 51.52685, -0.30126

W5 1LA— Hanger Hill, Ealing

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

The family fortress

 

Schools 100%Safety 80/100Transport 30/100Low yield 3.29%

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
63
Safety
80
Schools
95
Transport
30
Environment
53
Investment
42

The bottom line

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

The catch: 53 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how W5 1LA 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 1LA meets your needs.

Location

W5 1LA

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 1LA

🛡️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 1LA with:

Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How W5 1LA 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 · 5 min walk

KS2: 110.5

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 13 min walk

P8: +1.41A8: 67.1

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 40 min walk

2 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) · 1.9km

Crime is 52% below London average

Property

Prices, sales volume and market trends

Avg floor area146.6 m²

EPC breakdown

C
6%
D
12%
E
5%

Based on 23 properties · Confidence: medium

Street mix

Semi 97%Terraced 3%

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£366,500
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 FAnnual charge £2,824
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+4.3%

Total change

+225%

Market Activity

Price Velocity & Acceleration

Current Velocity

-51.7%

per year

Acceleration

-58.02

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £600k–£700k · 32 sales

Property Type Mix

Total: 32 sales

Semi-detached96.9%
Terraced3.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£151k£317k+109.4%1.8
Post-dot-com plateau2002–2004£368k£520k+41.1%2
Pre-crash peak2005–2007£520k£573k+10.1%2.5
GFC & correction2008–2012£678k£710k+4.8%1.4
Help-to-Buy recovery2013–2015£815k£930k+14.1%1
Brexit uncertainty2018–2018£955k£955k+0%2
Pandemic surge2021–2021£955k£955k+0%1
Rate-rise correction2023–2023£1.02m£1.02m+0%1
Current market2024–2024£491k£491k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.7% alpha

Semi-detached+0.7% α
Local
8.7%
District
8%

CAGR over 22yr 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 2

Poor

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

Nearby stations

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

14

Walkability score

13

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)

1

EV chargers (800m)

Nearest car park722m
Santander docks (800m)0
Nearest cycle dock5.0 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: 9.4 km away✗ Not Green Belt✗ Not AONB39% green spaceTree canopy: 70%
More green space than 91% 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): 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

14 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 694 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Ashbourne Lounge (711 m)

No restaurants within 800m — nearest: Momo Japanese (664 m)

Nearest supermarketThe Olive Tree · 670 m
2 tennis courts2 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)

704m

Post office

Nearby shops

Polski Sklep638 m
Dena Market695 m
Tesco Express1.2 km

Nearby cafes

Gourmandise644 m
Costa836 m
Wraps & Wings Wembley1.1 km
'R' Cafe1.1 km

Nearby restaurants

Momo Japanese664 m
Persian Cuisine668 m
Grill Palace675 m
Beluga Persian Cuisine689 m

Nearby pubs

Ashbourne Lounge711 m
Ashbourne Bar and Restaurant721 m
The Fox and Goose808 m
The Wheatsheaf1.1 km

Nearby gyms

The Brentham Club604 m
Goals Soccer Centres (Wembley)906 m
Goals Wembley917 m
Ealing Cricket Club943 m

Nearby health

St Mark's Medical Centre295 m
Labridge Dental Lab679 m
Cygnet Hospital Ealing694 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

42

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

42

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,377m
Crossrail 2 route11,298m

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
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
24
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)
0

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)

Green Haven, Green Haven 18, Montpelier Road, London, W5 2UB16 homes
completed
GORDON HOUSE, GORDON HOUSE, WESTERN AVENUE, W5 1EY12 homes
completed
53, 53, MOUNT AVENUE, W5 1PN12 homes
completed
GARAGES ADJ GORDON & WELLINGTON HOUSES, GARAGES ADJ GORDON & WELLINGTON HOUSES, WESTERN AVENUE, W512 homes
completed
22-23, 22-23, MONTPELIER ROAD, W5 2QJ10 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 1LA? 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 1LA.
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 1LA

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

No spam. Unsubscribe anytime.

Key facts for W5 1LA

Full postcodeW5 1LA
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.526846
Longitude-0.301262
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