Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.51847, -0.29347

W5 2LW— Hanger Hill, Ealing

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

The practical family move

 

Schools 100%Safety 79/100Transport 48/100Low yield 3.29%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
61
Safety
79
Schools
100
Transport
48
Environment
47
Investment
59

The bottom line

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

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

W5 2LW

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 2LW

🛡️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🔒 Very Safe

“The practical family move”

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How W5 2LW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Holy Family Catholic Primary School

Outstanding · Inspected May 2024 · 10 min walk

KS2: 111.5

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 1 min walk

P8: +1.41A8: 67.1

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 27 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: Acton Fire Station (G26) · 1.7km

Crime is 45% below London average

Property

Prices, sales volume and market trends

Avg floor area73 m²

EPC breakdown

C
1%
D
1%

Based on 2 properties · Confidence: very_low

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£182,500
Rebuild cost per m²£2,500/m²

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

Council tax band Band EAnnual charge £2,389
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2019 · CAGR

+5.2%

Total change

+150%

Market Activity

Price Velocity & Acceleration

Current Velocity

+71.4%

per year

Acceleration

+25.56

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 3 sales

Property Type Mix

Total: 3 sales

Flat/maisonette100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2001£180k£180k+0%1
Pre-crash peak2006–2006£263k£263k+0%1
Brexit uncertainty2019–2019£450k£450k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

North Ealing Underground StationPiccadilly
4 min walk
Ealing Broadway Underground StationCentral · District
8 min walk
Ealing Broadway Rail StationGreat Western Railway · Elizabeth line
9 min walk
Ealing BroadwayNational Rail
9 min walk
West Acton Underground StationCentral
11 min walk
No bus stops within 400m

34

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

4.3 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

3

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)15
Nearest car park359m
Santander docks (800m)0
Nearest cycle dock4.3 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.8 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 49%
Above average green space

Nearest SSSI: Syon Park SSSI — 4.9 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): 2

Landslide susceptibility: Medium

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

26 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 394 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

50

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

27

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Greystoke (296 m)

Nearest supermarketLittle Waitrose · 289 m
21 tennis courts3 swimming pools3 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)

874m

Post office

Nearby shops

Queens246 m
Ealing International Food Centre253 m
Rolling Oats264 m
Tazah supermarket270 m

Nearby cafes

11 Coffee & Co275 m
Kishmish279 m
Steak on the Green654 m
Costa673 m

Nearby restaurants

Momo212 m
Chicken Valley283 m
Hopewell285 m
Villa Toscana292 m

Nearby pubs

The Greystoke296 m
The Wheatsheaf480 m
The Haven Arms495 m
The Sir Michael Balcon654 m

Nearby gyms

Ealing Cricket Club271 m
YMCA Ealing612 m
Ealing Lawn Tennis Club744 m
Springfield Acton Bowls Club834 m

Nearby pharmacies

iCare Pharmacy262 m
D L Lewis674 m

Nearby health

North Ealing Dental Care281 m
Cygnet Hospital Ealing395 m
Dental Gallery708 m
W5 Dental Care961 m
Food hygiene (5-star)56% of 32

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

59

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

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

31.9

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,651m
Crossrail 2 route10,388m

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
Yes
Article 4 area
No
Listed buildings (800m)
23
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
12
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
34
Largest scheme
51 homes · Former Webbs Garden Centre, Former Webbs Garden Centre, Hanger Lane, London, W5 3HJ
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
1, 1, BOILEAU ROAD, W5 3AL27 homes
completed
51-53, 51-53, HAMILTON ROAD, W521 homes
completed
67, 67, HANGER LANE, W510 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 2LW

Full postcodeW5 2LW
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.518469
Longitude-0.293473
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
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