Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.52501, -0.30456

W5 1PS— Hanger Hill, Ealing

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

The family fortress

 

Schools 100%Safety 75/100Transport 24/100Low yield 3.29%

Best for: Families

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

Liveability
55
Safety
75
Schools
95
Transport
24
Environment
50
Investment
50

The bottom line

W5 1PS offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families 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 1PS

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 1PS

🛡️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 1PS 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 · 2 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 40 min walk

3 primaries · 0 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.6km

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area55.5 m²

EPC breakdown

C
2%
D
5%
E
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£138,750
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,389
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2023 · CAGR

+5.6%

Total change

+291%

Market Activity

Price Velocity & Acceleration

Current Velocity

+33.1%

per year

Acceleration

-2.06

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £250k–£300k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£115k£110k-4.3%1
Pre-crash peak2006–2007£250k£250k+0%1
GFC & correction2012–2012£338k£338k+0%1
Rate-rise correction2023–2023£450k£450k+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 2

Poor

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

Nearby stations

Hanger Lane Underground StationCentral
13 min walk
Ealing Broadway Underground StationCentral · District
14 min walk
Ealing Broadway Rail StationElizabeth line · Great Western Railway
14 min walk
Ealing BroadwayNational Rail
14 min walk
North Ealing Underground StationPiccadilly
17 min walk
No bus stops within 400m

8

Walkability score

17

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

1

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)15
Nearest car park704m
Santander docks (800m)0
Nearest cycle dock5.2 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: 9.6 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Syon Park SSSI — 5.5 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): 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

18 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

3

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 667 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

27

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: Village Inn (576 m)

No restaurants within 800m — nearest: GrillVille (603 m)

Nearest supermarketM&S Food · 1.2 km
2 tennis courts1 swimming pools1 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)

597m

Post office

Nearby shops

Hook and Cleaver691 m
Pitshanger Village Bakery729 m
Co-op Food746 m
Tesco Express1.0 km

Nearby cafes

West Side Cafe and Sandwich Bar667 m
Cinnamon671 m
Costa877 m
Steak on the Green1.0 km

Nearby restaurants

GrillVille603 m
Pizza House645 m
Golden Dragon662 m
Atlantis681 m

Nearby pubs

Village Inn576 m
The Wheatsheaf955 m
The Haven Arms961 m
The Shanakee1.1 km

Nearby gyms

The Brentham Club542 m
Ealing Cricket Club859 m
Goals Soccer Centres (Wembley)1.1 km
Goals Wembley1.1 km

Nearby pharmacies

Ealing Pharmacy624 m
D L Lewis1.1 km

Nearby health

St Mark's Medical Centre492 m
Cygnet Hospital Ealing667 m
Food hygiene (5-star)72% of 18

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

50

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

23.6

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,552m
Crossrail 2 route11,407m

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
Yes
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
25
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
30 homes · OLD PEOPLES HOME, CECIL COURT, 71-75, OLD PEOPLES HOME, CECIL COURT, 71-75, EATON RISE, W5
Pipeline pressure
NONE

Named schemes (500m)

OLD PEOPLES HOME, CECIL COURT, 71-75, OLD PEOPLES HOME, CECIL COURT, 71-75, EATON RISE, W530 homes
completed
19, 19, Montpelier Road, Ealing, W5 2QT17 homes
completed
53, 53, MOUNT AVENUE, W5 1PN12 homes
completed
22-23, 22-23, MONTPELIER ROAD, W5 2QJ10 homes
completed
26 Montpelier Road, 26, Montpelier Road, London, W5 2QT9 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 1PS

Full postcodeW5 1PS
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.525006
Longitude-0.304559
Parliamentary constituencyEaling Central and Acton
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
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REGISTRY
Environment
Agency
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for London
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