Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.52366, -0.30070

W5 2QQ— Hanger Hill, Ealing

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

The family fortress

 

Schools 100%Safety 75/100Transport 38/100Low yield 3.29%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
58
Safety
75
Schools
95
Transport
38
Environment
52
Investment
50

The bottom line

W5 2QQ offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families 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 2QQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.3% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for W5 2QQ

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How W5 2QQ 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 · 3 min walk

KS2: 110.5

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 9 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 · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.3 incidents per 1,000 residents

Better than 51% of London
↑ Rising 538.9%

-14% vs borough

Crime by type

Anti-social behaviour23%
Other22%
Vehicle crime19%
Violence & sexual offences14%
Burglary12%
Drug offences5%
Theft3%
Robbery3%

Stop & search

0.6

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) · 1.6km

Crime is 3% below London average

Property

Prices, sales volume and market trends

Avg floor area184.7 m²

EPC breakdown

C
3%
D
3%

Based on 6 properties · Confidence: low

Street mix

Semi 50%Terraced 50%

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£461,750
Rebuild cost per m²£2,500/m²

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

Construction era1991-1995
WallsCavity wall, as built, insulated (assumed)
RoofRoof room(s), insulated (assumed)
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

2002–2021 · CAGR

+5%

Total change

+153%

Market Activity

Price Velocity & Acceleration

Current Velocity

+84.0%

per year

Acceleration

+87.23

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached50%
Terraced50%

By decade

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2003£545k£595k+9.2%1
Pre-crash peak2005–2006£770k£775k+0.6%1
GFC & correction2008–2008£750k£750k+0%1
Pandemic surge2021–2021£1.38m£1.38m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

8

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

4.9 km

Nearest cycle dock

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 park544m
Santander docks (800m)0
Nearest cycle dock4.9 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: 9.3 km away✗ Not Green Belt✗ Not AONB34% green spaceTree canopy: 37%
More green space than 89% of London

Nearest SSSI: Syon Park SSSI — 5.3 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

19 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 371 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)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Wheatsheaf (752 m)

No restaurants within 800m — nearest: Momo Japanese (812 m)

Nearest supermarketM&S Food · 992 m
4 tennis courts1 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)

870m

Post office

Nearby shops

Polski Sklep827 m
Tesco Express854 m
Dena Market862 m
Select Express930 m

Nearby cafes

Gourmandise839 m
Steak on the Green861 m
Electric Coffee Company917 m
SSAL Factory939 m

Nearby restaurants

Momo Japanese812 m
Persian Cuisine821 m
Grill Palace836 m
Wine & Mousaka849 m

Nearby pubs

The Wheatsheaf752 m
The Haven Arms761 m
Ashbourne Lounge877 m
Ashbourne Bar and Restaurant886 m

Nearby gyms

Ealing Cricket Club596 m
The Brentham Club833 m
Gymbox1.1 km

Nearby pharmacies

D L Lewis896 m

Nearby health

Cygnet Hospital Ealing371 m
St Mark's Medical Centre645 m
Labridge Dental Lab842 m
Dental Gallery1.1 km
Food hygiene (5-star)71% of 17

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

50

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

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

29.7

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,258m
Crossrail 2 route11,100m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,723 nationally

1,816

Est. population

4,908/km²

59%

Employed

59%

Degree educated

£49,700

Median income

5.3%

Claimant rate

SuburbanMedium densityEstablished mixed

34

Community stability

Age profile

24%
19%
27%
16%
14%
Under 1824%
18–3419%
35–4927%
50–6416%
65+14%

Tenure

25%
22%
46%
Own outright25%
Own (mortgage)22%
Private rent46%
Social rent2%
Shared ownership5%

Ethnicity

24%
23%
24%
19%
White British24%
White Other23%
Asian24%
Black5%
Mixed6%
Other19%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine12%
No car household33%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent46%
Social rent2%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
23
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
9
Largest scheme
30 homes · Moullin Hostel, 24-26, Mount Park Road, London, W5 2RT
Pipeline pressure
NONE

Named schemes (500m)

Green Haven, Green Haven 18, Montpelier Road, London, W5 2UB16 homes
completed
53, 53, MOUNT AVENUE, W5 1PN12 homes
completed
22-23, 22-23, MONTPELIER ROAD, W5 2QJ10 homes
completed
26 Montpelier Road, 26, Montpelier Road, London, W5 2QT9 homes
completed
40 Corfton Road, 40, Corfton Road, London, W5 2HT9 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 2QQ

Full postcodeW5 2QQ
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.523664
Longitude-0.300703
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
Ofcom
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