Hanger Hill · Ealing · Ealing North constituency · 51.52839, -0.30105

W5 1LF— Hanger Hill, Ealing

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

The family fortress

 

Schools 100%Safety 80/100Transport 31/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
62
Safety
80
Schools
95
Transport
31
Environment
52
Investment
33

The bottom line

W5 1LF 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.

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Location

W5 1LF

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 1LF

🛡️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 1LF 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 · 7 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 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 42 min walk

3 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) · 2.0km

Crime is 52% 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£7,250/m²
Price per ft²£674/ft²
Avg floor area129.3 m²

EPC breakdown

B
1%
C
6%
D
13%
E
2%

Based on 22 properties · Confidence: medium

Street mix

Semi 16%Terraced 70%Flat 14%

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£323,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.5%

Total change

+366%

Market Activity

Price Velocity & Acceleration

Current Velocity

-28.6%

per year

Acceleration

-26.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £350k–£400k · 37 sales

Property Type Mix

Total: 37 sales

Semi-detached16.2%
Terraced70.3%
Flat/maisonette13.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£147k£214k+45.6%2.2
Post-dot-com plateau2001–2004£345k£445k+29%2.5
Pre-crash peak2005–2006£438k£388k-11.4%2
GFC & correction2010–2012£663k£642k-3.1%2
Help-to-Buy recovery2013–2013£395k£395k+0%1
Brexit uncertainty2017–2019£830k£510k-38.6%1
Pandemic surge2020–2021£852k£985k+15.6%1
Rate-rise correction2023–2023£960k£960k+0%1
Current market2024–2024£685k£685k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.1% alpha

Terraced-0.1% α
Local
9.5%
District
9.6%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
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
6.8 min walk
Ealing Broadway

Nearby stations

Hanger Lane Underground StationCentral
8 min walk
Park Royal Underground StationPiccadilly
15 min walk
Alperton Underground StationPiccadilly
17 min walk
North Ealing Underground StationPiccadilly
18 min walk
Ealing Broadway Underground StationCentral · District
19 min walk
No bus stops within 400m

14

Walkability score

12

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

5

Car parks (800m)

1

EV chargers (800m)

Nearest car park684m
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 AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Syon Park SSSI — 5.9 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

12 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 848 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

39

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 (651 m)

No restaurants within 800m — nearest: Momo Japanese (620 m)

Nearest supermarketKopernik Polish Supermarket · 619 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)

644m

Post office

Nearby shops

Polski Sklep571 m
Dena Market636 m

Nearby cafes

Gourmandise572 m
Costa736 m
Wraps & Wings Wembley892 m
'R' Cafe963 m

Nearby restaurants

Momo Japanese620 m
Persian Cuisine620 m
Grill Palace621 m
Beluga Persian Cuisine631 m

Nearby pubs

Ashbourne Lounge651 m
The Fox and Goose654 m
Ashbourne Bar and Restaurant661 m

Nearby gyms

The Brentham Club578 m
Goals Soccer Centres (Wembley)749 m
Goals Wembley758 m
Genesis Gym1.0 km

Nearby health

St Mark's Medical Centre162 m
Labridge Dental Lab623 m
Cygnet Hospital Ealing848 m
Sudbury & Alperton Medical Centre970 m
Food hygiene (5-star)43% of 28

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

33

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 score19/100
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

4/100

Velocity score

Future outlook

54

Price growth score

C
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,404m
Crossrail 2 route11,365m

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)
3
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
23
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)
3
Largest scheme
311 homes · Westgate House, Westgate House, West Gate, London, W5 1YY
Pipeline pressure
NONE

Named schemes (500m)

GORDON HOUSE & WELLINGTON HOUSE, GORDON HOUSE & WELLINGTON HOUSE, WESTERN AVENUE, W512 homes
completed
GORDON HOUSE, GORDON HOUSE, WESTERN AVENUE, W5 1EY12 homes
completed
GARAGES ADJ GORDON & WELLINGTON HOUSES, GARAGES ADJ GORDON & WELLINGTON HOUSES, WESTERN AVENUE, W512 homes
completed
53, 53, MOUNT AVENUE, W5 1PN12 homes
completed
Manhattan Business Park, Manhattan Business Park, West Gate, Ealing, W5 1UP10 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 1LF

Full postcodeW5 1LF
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.528390
Longitude-0.301046
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