Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.51678, -0.29633

W5 2LS— Hanger Hill, Ealing

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

The family fortress

 

Top 13% LondonSchools 100%Safety 79/100Transport 59/100~3% yield · indicativeOnly 2 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
72
Safety
79
Schools
95
Transport
59
Environment
52
Investment
48

The bottom line

W5 2LS offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

W5 2LS

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 2LS

🛡️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🌿 Green Lung🔒 Very Safe🍕 Buzzing

“The family fortress”

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How W5 2LS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Christ the Saviour Church of England Primary School

Good · Inspected Nov 2023 · 9 min walk

KS2: 108.3

★★★

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 27 min walk

2 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

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) · 1.3km

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£5,174/m²
Price per ft²£481/ft²
Avg floor area74.3 m²

EPC breakdown

B
8%
C
24%
D
43%
E
21%
G
1%

Based on 97 properties · Confidence: high

Street mix

Detached 7%Flat 94%

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£185,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+6.2%

Total change

+510%

Market Activity

Price Velocity & Acceleration

Current Velocity

-71.3%

per year

Acceleration

-218.55

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £700k+ · 76 sales

Property Type Mix

Total: 76 sales

Detached6.6%
Flat/maisonette93.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£65k£97k+50%3.3
Post-dot-com plateau2001–2004£178k£249k+40%3.2
Pre-crash peak2005–2007£252k£250k-0.8%2
GFC & correction2010–2012£275k£295k+7.3%2
Help-to-Buy recovery2013–2016£250k£500k+100%3.5
Brexit uncertainty2017–2019£545k£475k-12.8%1.7
Pandemic surge2021–2021£475k£475k+0%3
Rate-rise correction2022–2023£970k£554k-42.9%3.5
Current market2024–2025£1.37m£394k-71.3%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
6.2%
District
5.8%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
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
4.5 min walk
Ealing Broadway

Nearby stations

Ealing Broadway Underground StationCentral · District
5 min walk
Ealing Broadway Rail StationGreat Western Railway · Elizabeth line
5 min walk
Ealing BroadwayNational Rail
5 min walk
North Ealing Underground StationPiccadilly
7 min walk
Ealing Common Underground StationDistrict · Piccadilly
12 min walk
No bus stops within 400m

41

Walkability score

24

Footpaths (500m)

0

Santander docks (800m)

4.4 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★45 min
Waterloo45 min ↑
Canary Wharf47 min ↑
City48 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

8

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)570
Nearest car park280m
Santander docks (800m)0
Nearest cycle dock4.4 km

Nearby car parks

🅿️
Arcadia Centre75 spaces
620m
🅿️
Springbridge Road480 spaces
687m

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: 9.0 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 61%
More green space than 91% of London

Nearest SSSI: Syon Park SSSI — 4.6 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

GORDON HOUSE SURGERY

MATTOCK LANE HEALTH CTR, 78 MATTOCK LANE, WEST EALING, W13 9NZ

19 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 491 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

36

Parks (1km)

23

Restaurants (800m)

13

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Wheatsheaf (250 m)

Nearest supermarketLittle Waitrose · 374 m
5 tennis courts3 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

1

Libraries (1km)

1

Cinemas (2km)

600m

Post office

Nearby shops

Queens363 m
Ealing International Food Centre379 m
Rolling Oats397 m
Tesco Express398 m

Nearby cafes

Steak on the Green403 m
Costa404 m
11 Coffee & Co412 m
Kishmish419 m

Nearby restaurants

Wine & Mousaka373 m
Momo388 m
Biryani Junction388 m
Modern Food393 m

Nearby pubs

The Wheatsheaf250 m
The Haven Arms261 m
The Sir Michael Balcon391 m
The Lodge Tavern399 m

Nearby gyms

Ealing Cricket Club229 m
YMCA Ealing425 m
PureGym683 m
Nuffield Health699 m

Nearby pharmacies

iCare Pharmacy393 m
D L Lewis418 m
Superdrug679 m
Boots700 m

Nearby health

Dental Gallery434 m
North Ealing Dental Care472 m
Cygnet Hospital Ealing491 m
Luxmedica734 m
Food hygiene (5-star)61% of 89

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

48

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

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

62.4

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,814m
Crossrail 2 route10,477m

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)
26
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
19
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)
143
Largest scheme
81 homes · 1A & 3 The Mall, The Mall, London, W5 2PJ
Pipeline pressure
NONE

Named schemes (500m)

Former Webbs Garden Centre, Former Webbs Garden Centre, Hanger Lane, London, W5 3HJ51 homes
completed
81,83,85 Madeley Road, 81 - 85 and 58 - 62, Hanger Lane, London, W5 2JH50 homes
completed
Garage Rear Of 45, Garage Rear of 45, The Mall, London, W5 3BX35 homes
completed
9-10, 9-10, NORTH COMMON ROAD, W5 2QB23 homes
completed
18-19 The Mall, The Mall, London, W5 2PJ21 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 2LS

Full postcodeW5 2LS
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.516776
Longitude-0.296333
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