Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.52024, -0.29744

W5 2HU— Hanger Hill, Ealing

Location and area intelligence for W5 2HU, Hanger Hill, Ealing

The family fortress

 

Schools 100%Safety 77/100Transport 48/100Low yield 3.29%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
67
Safety
77
Schools
95
Transport
48
Environment
50
Investment
55

The bottom line

W5 2HU offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 51 min to victoria — above average for this zone.

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Location

W5 2HU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime-19.0% vs London avg

Deep-dive guides for W5 2HU

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🚇 Well-Connected🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How W5 2HU 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 · 4 min walk

P8: +1.41A8: 67.1

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 31 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

53.0 incidents per 1,000 residents

Better than 60% of London
↑ Rising 234.8%

-28% vs borough

Crime by type

Other23%
Anti-social behaviour22%
Vehicle crime19%
Violence & sexual offences19%
Burglary10%
Theft3%
Drug offences1%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.5km

Crime is 19% below London average

Property

Prices, sales volume and market trends

Avg floor area66.8 m²

EPC breakdown

C
9%
D
11%
E
1%

Based on 21 properties · Confidence: medium

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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costVery High
Rebuild cost estimate£167,000
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)
Roof(another dwelling above)
Heating fuelmains gas (community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,389
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2022 · CAGR

+6.2%

Total change

+413%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.3%

per year

Acceleration

-25.92

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 33 sales

Property Type Mix

Total: 33 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£87k£152k+75.2%4
Post-dot-com plateau2002–2004£220k£240k+9.1%1.5
Pre-crash peak2006–2007£265k£300k+13.2%1.5
GFC & correction2008–2009£322k£280k-13%1.5
Help-to-Buy recovery2013–2015£435k£520k+19.5%1
Brexit uncertainty2018–2018£436k£436k+0%1
Pandemic surge2020–2021£375k£460k+22.7%1.5
Rate-rise correction2022–2022£445k£445k+0%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
6.2%
District
6.8%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Ealing Broadway Underground StationDistrict line
7.4 min walk
Ealing Broadway

Nearby stations

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

25

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

4.6 km

Nearest cycle dock

Central London commute times

London Bridge57 min ↑
Victoria ★51 min
Waterloo55 min ↑
Canary Wharf58 min ↑
City53 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)

4

EV chargers (800m)

Total spaces (800m)15
Nearest car park190m
Santander docks (800m)0
Nearest cycle dock4.6 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: 9.1 km away✗ Not Green Belt✗ Not AONB28% green spaceTree canopy: 70%
More green space than 83% of London

Nearest SSSI: Syon Park SSSI — 5.0 km

Energy

Solar: 855 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Very High

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 yield854.5 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costVery High

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SUDBURY & ALPERTON MEDICAL CENTRE

267 EALING ROAD, HA0 1EZ

23 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 103 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

34

Parks (1km)

15

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Wheatsheaf (408 m)

Nearest supermarketM&S Food · 683 m
5 tennis courts1 swimming pools2 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)

881m

Post office

Nearby shops

Tesco Express563 m
Queens582 m
Ealing International Food Centre590 m
Rolling Oats603 m

Nearby cafes

Steak on the Green571 m
11 Coffee & Co613 m
Kishmish618 m
Electric Coffee Company622 m

Nearby restaurants

Wine & Mousaka548 m
Momo550 m
Rosa's Thai Cafe587 m
Haven Grill595 m

Nearby pubs

The Wheatsheaf408 m
The Haven Arms422 m
The Greystoke635 m
The Shanakee702 m

Nearby gyms

Ealing Cricket Club168 m
YMCA Ealing818 m
Gymbox905 m
PureGym971 m

Nearby pharmacies

iCare Pharmacy600 m
D L Lewis603 m
Superdrug953 m
Boots985 m

Nearby health

Cygnet Hospital Ealing103 m
North Ealing Dental Care614 m
Dental Gallery718 m
Luxmedica975 m
Food hygiene (5-star)67% of 54

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

55

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

44.3

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,959m
Crossrail 2 route10,724m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,993 nationally

1,454

Est. population

10,640/km²

61%

Employed

70%

Degree educated

4.0%

Claimant rate

Inner cityHigh densityYoung professionals

36

Community stability

Age profile

19%
23%
25%
17%
16%
Under 1819%
18–3423%
35–4925%
50–6417%
65+16%

Tenure

28%
19%
45%
Own outright28%
Own (mortgage)19%
Private rent45%
Social rent8%
Shared ownership0%

Ethnicity

38%
29%
16%
White British38%
White Other29%
Asian16%
Black3%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional56%
Routine / semi-routine10%
No car household40%
Unemployed3%
No qualifications8%

Housing tenure (Census 2021)

Private rent45%
Social rent8%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
26
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
20
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)
140
Largest scheme
81 homes · 1A & 3 The Mall, The Mall, London, W5 2PJ
Pipeline pressure
NONE

Named schemes (500m)

Green Haven, Green Haven 18, Montpelier Road, London, W5 2UB16 homes
completed
Kenton House Hotel, Kenton House Hotel, Hillcrest Road, Ealing, W5 2JL14 homes
completed
22-23, 22-23, MONTPELIER ROAD, W5 2QJ10 homes
completed
40 Corfton Road, 40, Corfton Road, London, W5 2HT9 homes
completed
47 Madeley Road, 47, Madeley Road, London, W5 2LS7 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 2HU

Full postcodeW5 2HU
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.520245
Longitude-0.297443
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
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Mail
Food Standards
Agency
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