Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.51532, -0.29327

W5 2TS— Hanger Hill, Ealing

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

The family fortress

 

Schools 100%Safety 70/100Transport 59/100~3% yield · indicativeOnly 4 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
65
Safety
70
Schools
100
Transport
59
Environment
52
Investment
50

The bottom line

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

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Location

W5 2TS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London crime+39.0% vs London avg

Deep-dive guides for W5 2TS

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How W5 2TS 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 · 12 min walk

KS2: 111.5

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 5 min walk

P8: +1.41A8: 67.1

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 23 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

90.1 incidents per 1,000 residents

Higher crime than 68% of London
↑ Rising 332.4%

+23% vs borough

Crime by type

Other30%
Anti-social behaviour23%
Violence & sexual offences21%
Vehicle crime11%
Burglary8%
Drug offences4%
Theft3%
Robbery1%

Stop & search

1.7

per 1,000 residents

→ Stable

trend

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 1.5km

Crime is +39% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£6,960/m²
Price per ft²£647/ft²
Avg floor area71.3 m²

EPC breakdown

B
17%

Based on 17 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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield855 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costVery High
Rebuild cost estimate£178,250
Rebuild cost per m²£2,500/m²

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

Construction era2018
WallsAverage thermal transmittance 0.17 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,389
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2019–2025 · CAGR

+-0.4%

Total change

-3%

Market Activity

Price Velocity & Acceleration

Current Velocity

+16.7%

per year

Acceleration

+27.04

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 23 sales

Property Type Mix

Total: 23 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£590k£590k+0%11
Pandemic surge2020–2021£582k£590k+1.4%3
Rate-rise correction2023–2023£550k£550k+0%1
Current market2024–2025£493k£575k+16.7%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
-0.4%
District
-1.1%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

28out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing18
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

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

41

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

4.2 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

4

Car parks (800m)

9

EV chargers (800m)

Total spaces (800m)90
Nearest car park481m
Santander docks (800m)0
Nearest cycle dock4.2 km

Nearby car parks

🅿️
Arcadia Centre75 spaces
760m

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: 9.0 µg/m³
Better than 55% of London
NoiseNONE
rail · Rail Lden: 75 dB
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.8 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 10%
More green space than 90% of London

Nearest SSSI: Syon Park SSSI — 4.5 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

30 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

2

Care homes (1km)

Nearest hospital · 704 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

30

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Greystoke (291 m)

Nearest supermarketLittle Waitrose · 199 m
23 tennis courts3 swimming pools4 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)

783m

Post office

Nearby shops

Queens226 m
Ealing International Food Centre241 m
Rolling Oats254 m
Tazah supermarket260 m

Nearby cafes

11 Coffee & Co267 m
Kishmish273 m
Costa561 m
Lubczyk Polish Bistro582 m

Nearby restaurants

Chicken Valley277 m
Momo294 m
Villa Toscana343 m
Hopewell346 m

Nearby pubs

The Greystoke291 m
The Sir Michael Balcon428 m
The Lodge Tavern466 m
The Wheatsheaf495 m

Nearby gyms

YMCA Ealing280 m
Ealing Cricket Club474 m
Ealing Lawn Tennis Club508 m
Springfield Acton Bowls Club637 m

Nearby pharmacies

iCare Pharmacy251 m
D L Lewis612 m
Superdrug764 m
Boots771 m

Nearby health

North Ealing Dental Care358 m
Dental Gallery552 m
W5 Dental Care637 m
Cygnet Hospital Ealing704 m
Food hygiene (5-star)49% of 53

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

A

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months2

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

17/100

Velocity score

Future outlook

55.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,578m
Crossrail 2 route10,214m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,341 nationally

1,775

Est. population

8,329/km²

70%

Employed

65%

Degree educated

3.6%

Claimant rate

Inner cityHigh densityYoung professionals

26

Community stability

Age profile

16%
35%
27%
13%
Under 1816%
18–3435%
35–4927%
50–6413%
65+9%

Tenure

13%
19%
57%
Own outright14%
Own (mortgage)19%
Private rent57%
Social rent7%
Shared ownership3%
Rent free0%

Ethnicity

31%
31%
18%
White British31%
White Other31%
Asian18%
Black6%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine11%
No car household43%
Unemployed5%
No qualifications7%

Housing tenure (Census 2021)

Private rent57%
Social rent7%

vs. London

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
23
Live planning apps (800m)
24
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
13
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)
83
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
11-12, 11-12, HANGER LANE, W539 homes
completed
15 Hanger Lane, Hanger Lane, London, W5 3HH37 homes
completed
1, 1, BOILEAU ROAD, W5 3AL27 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 2TS

Full postcodeW5 2TS
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.515319
Longitude-0.293274
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