Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.52138, -0.29602

W5 2JB— Hanger Hill, Ealing

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

The family fortress

 

Schools 100%Safety 79/100Transport 50/100~3% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
61
Safety
79
Schools
95
Transport
50
Environment
53
Investment
47

The bottom line

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

The catches: 51 min to victoria — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

W5 2JB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime-45.0% vs London avg

Deep-dive guides for W5 2JB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How W5 2JB 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

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

Safety

13 Jul

Crime rates and local incidents

Low crime

35.6 incidents per 1,000 residents

Better than 75% of London
↑ Rising 190.9%

from a low base — still below London average

-51% vs borough

Crime by type

Other28%
Violence & sexual offences25%
Vehicle crime16%
Anti-social behaviour14%
Burglary13%
Theft3%
Drug offences2%
Robbery0%

Stop & search

1.1

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 45% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£9,275/m²
Price per ft²£862/ft²
Avg floor area154.2 m²

EPC breakdown

A
1%
B
6%
C
14%
D
10%
E
9%
F
2%

Based on 42 properties · Confidence: high

Street mix

Detached 33%Flat 65%Other 2%

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 yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costVery High
Rebuild cost estimate£385,500
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)
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

1995–2024 · CAGR

+2.8%

Total change

+121%

Market Activity

Price Velocity & Acceleration

Current Velocity

-38.2%

per year

Acceleration

-49.99

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 42 sales

Property Type Mix

Total: 42 sales

Detached33.3%
Flat/maisonette66.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£445k£455k+2.2%1.8
Post-dot-com plateau2001–2004£265k£800k+201.9%1.5
Pre-crash peak2005–2006£365k£378k+3.6%1.5
GFC & correction2008–2012£1.10m£378k-65.7%1.2
Help-to-Buy recovery2016–2016£2.85m£2.85m+0%3
Brexit uncertainty2017–2019£635k£1.31m+107.1%2.7
Pandemic surge2020–2021£1.38m£1.42m+3.5%1.5
Rate-rise correction2023–2023£1.59m£1.59m+0%3
Current market2024–2024£983k£983k+0%4

Price Trajectory by Type

DetachedFlat/maisonette

Per-type alpha vs district

Best performer

Detached

+0.3% alpha

Weakest performer

Flat/maisonette

-0.2% alpha

Detached+0.3% α
Local
9.2%
District
8.9%
Flat/maisonette-0.2% α
Local
5%
District
5.2%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

17

Walkability score

6

Footpaths (500m)

0

Santander docks (800m)

4.5 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

3

Car parks (800m)

4

EV chargers (800m)

Total spaces (800m)15
Nearest car park350m
Santander docks (800m)0
Nearest cycle dock4.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 9.0 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 70%
More green space than 91% of London

Nearest SSSI: Syon Park SSSI — 5.1 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

22 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

Nearest hospital · 82 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

1

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Wheatsheaf (566 m)

Nearest supermarketLittle Waitrose · 656 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)

917m

Post office

Nearby shops

Queens611 m
Ealing International Food Centre615 m
Rolling Oats624 m
Tazah supermarket629 m

Nearby cafes

11 Coffee & Co632 m
Kishmish635 m
Steak on the Green731 m
Electric Coffee Company782 m

Nearby restaurants

Momo562 m
Hopewell618 m
Villa Toscana627 m
Chicken Valley638 m

Nearby pubs

The Wheatsheaf566 m
The Haven Arms580 m
The Greystoke647 m
The Shanakee862 m

Nearby gyms

Ealing Cricket Club309 m
YMCA Ealing930 m

Nearby pharmacies

iCare Pharmacy622 m
D L Lewis764 m

Nearby health

Cygnet Hospital Ealing85 m
North Ealing Dental Care608 m
Dental Gallery873 m
Labridge Dental Lab891 m
Food hygiene (5-star)55% 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

47

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
Sales last 12 months0

Rental market

Very High

Demand

Very Low

Void risk

Young professional

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

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,887m
Crossrail 2 route10,695m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,945 nationally

1,800

Est. population

6,132/km²

64%

Employed

65%

Degree educated

6.4%

Claimant rate

Inner cityMedium densityYoung professionals

29

Community stability

Age profile

16%
28%
28%
14%
14%
Under 1816%
18–3428%
35–4928%
50–6414%
65+14%

Tenure

18%
16%
52%
Own outright18%
Own (mortgage)16%
Private rent52%
Social rent13%
Shared ownership1%

Ethnicity

34%
26%
17%
White British34%
White Other26%
Asian17%
Black6%
Mixed7%
Other10%

Employment & lifestyle

Managerial / professional54%
Routine / semi-routine11%
No car household47%
Unemployed4%
No qualifications9%

Housing tenure (Census 2021)

Private rent52%
Social rent13%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
19
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
17
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
3
Largest scheme
51 homes · Former Webbs Garden Centre, Former Webbs Garden Centre, Hanger Lane, London, W5 3HJ
Pipeline pressure
NONE

Named schemes (500m)

18, 18, HILLCREST ROAD, W526 homes
completed
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
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 2JB

Full postcodeW5 2JB
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.521384
Longitude-0.296016
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
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey