Hanger Hill · Ealing · Ealing North constituency · 51.52368, -0.30622

W5 1PX— Hanger Hill, Ealing

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

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 25/100~3% 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
58
Safety
79
Schools
100
Transport
25
Environment
45
Investment
36

The bottom line

W5 1PX 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 1PX

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-46.0% vs London avg

Deep-dive guides for W5 1PX

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How W5 1PX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Gregory's Catholic Primary School

Not yet inspected · 1 min walk

★★★

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 11 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

35.0 incidents per 1,000 residents

Better than 75% of London
↑ Rising 511.1%

from a low base — still below London average

-52% vs borough

Crime by type

Vehicle crime24%
Other20%
Violence & sexual offences20%
Burglary18%
Anti-social behaviour11%
Drug offences4%
Robbery4%
Theft0%

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) · 1.4km

Crime is 46% 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£6,589/m²
Price per ft²£612/ft²
Avg floor area111.4 m²

EPC breakdown

C
6%
D
7%
E
4%

Based on 17 properties · Confidence: medium

Street mix

Terraced 86%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£278,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1995–2026 · CAGR

+6.9%

Total change

+688%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.9%

per year

Acceleration

-22.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 19 sales

Property Type Mix

Total: 19 sales

Terraced84.2%
Flat/maisonette15.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1998£94k£228k+142.2%1.5
Post-dot-com plateau2002–2004£335k£395k+17.9%2
Pre-crash peak2007–2007£493k£493k+0%2
GFC & correction2008–2012£465k£480k+3.2%1.3
Help-to-Buy recovery2014–2014£660k£660k+0%2
Brexit uncertainty2017–2017£795k£795k+0%1
Pandemic surge2020–2021£810k£870k+7.4%1
Current market2026–2026£740k£740k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.4% alpha

Terraced-2.4% α
Local
6.9%
District
9.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Ealing Broadway226 line
12.1 min walk
Ealing Broadway

Nearby stations

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

8

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)

3

EV chargers (800m)

Total spaces (800m)15
Nearest car park607m
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: 9.7 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Syon Park SSSI — 5.3 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

THE AVENUE SURGERY

102 THE AVENUE, WEST EALING, W13 8LA

13 min walk

82%

Recommend GP

82%

Overall GP experience

0

GPs within 1km

2

Dentists within 1km

5

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 687 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

29

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Village Inn (538 m)

No restaurants within 800m — nearest: GrillVille (558 m)

Nearest supermarketM&S Food · 1.0 km
4 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)

554m

Post office

Nearby shops

Hook and Cleaver617 m
Pitshanger Village Bakery650 m
Co-op Food664 m
Tesco Express902 m

Nearby cafes

West Side Cafe and Sandwich Bar607 m
Cinnamon611 m
Steak on the Green907 m
Electric Coffee Company957 m

Nearby restaurants

GrillVille558 m
Pizza House589 m
Golden Dragon603 m
Atlantis619 m

Nearby pubs

Village Inn538 m
The Wheatsheaf870 m
The Haven Arms873 m
The Shanakee1.0 km

Nearby gyms

The Brentham Club616 m
Ealing Cricket Club826 m
Gymbox1.1 km
Triyoga1.1 km

Nearby pharmacies

Ealing Pharmacy563 m
D L Lewis938 m
Savers1.2 km

Nearby health

St Mark's Medical Centre668 m
Cygnet Hospital Ealing687 m
Pitshanger Dental705 m
Dental Gallery1.1 km
Food hygiene (5-star)69% of 29

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

36

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

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

8/100

Velocity score

Future outlook

42.5

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,633m
Crossrail 2 route11,441m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,047 nationally

1,573

Est. population

10,093/km²

62%

Employed

64%

Degree educated

£52,000

Median income

2.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

24%
15%
25%
17%
19%
Under 1824%
18–3415%
35–4925%
50–6417%
65+19%

Tenure

37%
37%
24%
Own outright37%
Own (mortgage)37%
Private rent24%
Social rent2%
Shared ownership0%

Ethnicity

51%
19%
White British51%
White Other19%
Asian13%
Black3%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine7%
No car household23%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent24%
Social rent2%

vs. London

Income vs London+23.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
2
Major developments (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
26
Local approval rate
0%
Borough approval rate
24%
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
5, 5, Mount Avenue, Ealing, W5 1QB11 homes
completed
58 Woodfield Road, 58, Woodfield Road, London, W5 1SH10 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 1PX

Full postcodeW5 1PX
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.523681
Longitude-0.306223
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