Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.52000, -0.28974

W5 3AE— Hanger Hill, Ealing

Location and area intelligence for W5 3AE, Hanger Hill, Ealing

The family fortress

 

Schools 100%Safety 73/100Transport 37/100~3% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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

Liveability
60
Safety
73
Schools
100
Transport
37
Environment
49
Investment
38

The bottom line

W5 3AE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 51 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

W5 3AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London crime+21.0% vs London avg

Deep-dive guides for W5 3AE

🛡️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 3AE 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 · 6 min walk

KS2: 111.5

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 3 min walk

P8: +1.41A8: 67.1

100% of local schools rated Good or Outstanding · based on 7 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

78.8 incidents per 1,000 residents

Higher crime than 60% of London
↑ Rising 725.0%

+8% vs borough

Crime by type

Other32%
Violence & sexual offences29%
Anti-social behaviour11%
Vehicle crime11%
Burglary10%
Drug offences3%
Theft3%
Robbery1%

Stop & search

1.8

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 +21% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,428/m²
Price per ft²£597/ft²
Avg floor area73.5 m²

EPC breakdown

C
6%
D
4%
E
1%

Based on 11 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 yield852 kWh/kWp/yr
Rebuild cost estimate£183,750
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 GAnnual charge £3,258
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+6%

Total change

+414%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.9%

per year

Acceleration

-5.35

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 20 sales

Property Type Mix

Total: 20 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£93k£160k+73%1.4
Post-dot-com plateau2001–2004£207k£272k+31.3%2
Pre-crash peak2005–2006£262k£294k+11.9%1.5
GFC & correction2010–2010£328k£328k+0%1
Help-to-Buy recovery2013–2016£345k£570k+65.2%1
Brexit uncertainty2017–2017£508k£508k+0%1
Rate-rise correction2023–2023£505k£505k+0%1
Current market2024–2024£475k£475k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.4% alpha

Flat/maisonette-1.4% α
Local
9.6%
District
11%

CAGR over 9yr 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 2

Poor

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

Nearby stations

North Ealing Underground StationPiccadilly
4 min walk
West Acton Underground StationCentral
8 min walk
Park Royal Underground StationPiccadilly
11 min walk
Ealing Broadway Underground StationCentral · District
12 min walk
Ealing Broadway Rail StationElizabeth line · Great Western Railway
13 min walk
No bus stops within 400m

34

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

4.1 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)

8

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park209m
Santander docks (800m)0
Nearest cycle dock4.1 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.5 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 55%
More green space than 78% of London

Nearest SSSI: Syon Park SSSI — 5.1 km

Energy

Solar: 852 kWh/kWp/yr

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 yield852.0 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

SUDBURY & ALPERTON MEDICAL CENTRE

267 EALING ROAD, HA0 1EZ

25 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 530 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)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

30

Sports (1km)

4

Convenience

Nearest supermarketLittle Waitrose · 410 m
23 tennis courts3 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

676m

Post office

Nearby shops

Tazah supermarket349 m
Rolling Oats350 m
Ealing International Food Centre356 m
Queens365 m

Nearby cafes

Kishmish344 m
11 Coffee & Co346 m
Celtic Coffee London645 m
Costa834 m

Nearby restaurants

Hopewell280 m
Villa Toscana289 m
Momo290 m
Chicken Valley343 m

Nearby pubs

The Greystoke340 m
The Wheatsheaf786 m
The Haven Arms800 m
Ashbourne Lounge1.0 km

Nearby gyms

Ealing Cricket Club546 m
Ealing Judo Club750 m
Ealing Lawn Tennis Club776 m
PureGym801 m

Nearby pharmacies

iCare Pharmacy352 m

Nearby health

North Ealing Dental Care265 m
Cygnet Hospital Ealing533 m
Labridge Dental Lab1.0 km
W5 Dental Care1.1 km
Food hygiene (5-star)61% of 23

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

38

Investment score

Weak

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 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

51.6

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,430m
Crossrail 2 route10,237m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 21,244 nationally

1,675

Est. population

6,031/km²

58%

Employed

65%

Degree educated

3.0%

Claimant rate

SuburbanMedium densityOwner occupiers / families

44

Community stability

Age profile

22%
20%
22%
19%
17%
Under 1822%
18–3420%
35–4922%
50–6419%
65+17%

Tenure

37%
24%
36%
Own outright37%
Own (mortgage)24%
Private rent36%
Social rent2%
Shared ownership1%

Ethnicity

24%
21%
29%
17%
White British24%
White Other21%
Asian29%
Black2%
Mixed7%
Other17%

Employment & lifestyle

Managerial / professional52%
Routine / semi-routine7%
No car household23%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent36%
Social rent2%

vs. London

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
6
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)
31
Largest scheme
51 homes · Former Webbs Garden Centre, Former Webbs Garden Centre, Hanger Lane, London, W5 3HJ
Pipeline pressure
NONE

Named schemes (500m)

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
NORTH EALING STATION, NORTH EALING STATION, QUEENS DRIVE, W315 homes
completed
67, 67, HANGER LANE, W510 homes
completed
53, 53, Woodville Gardens, Ealing, W5 2LN8 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 3AE

Full postcodeW5 3AE
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.519998
Longitude-0.289741
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