Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.51954, -0.28970

W5 3AT— Hanger Hill, Ealing

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

The family fortress

 

Schools 100%Safety 79/100Transport 50/100Low yield 3.09%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
60
Safety
79
Schools
100
Transport
50
Environment
49
Investment
50

The bottom line

W5 3AT offers exceptional schools (100% Good/Outstanding) and low crime at £608,600 median — a strong choice for Families.

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Location

W5 3AT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+17.0% vs London avg
vs London crime-45.0% vs London avg

Deep-dive guides for W5 3AT

🛡️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 3AT 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

The Ellen Wilkinson School for Girls

Not yet inspected · 4 min walk

P8: +1.05A8: 59.1

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 · 26 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 1.6km

Crime is 45% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£608,600

Median sale price

Above London median by 17%

£608,600 is 17% above the London median (£520,000)

+10.5%

This year

Flat

Dominant type

Price history

5-year change
+0.2%
Sales (24 months)5
New build0.0%
Avg flat£608,600
Price per m²£6,747/m²
Price per ft²£627/ft²
Avg floor area91.4 m²

EPC breakdown

C
27%
D
14%
E
2%
F
1%

Based on 44 properties · Confidence: high

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

Stamp duty

Standard buyer£17,930
First-time buyerFTB
£9,180
Additional propertyBTL/2nd
£36,188

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

£3,045/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£228,500
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 EAnnual charge £2,389
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.8%

Total change

+439%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.5%

per year

Acceleration

-88.91

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £175k–£200k · 62 sales

Property Type Mix

Total: 62 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£111k£170k+52.4%2.7
Post-dot-com plateau2001–2004£275k£250k-9.1%2.2
Pre-crash peak2005–2007£355k£132k-62.7%1
GFC & correction2008–2011£295k£400k+35.6%3
Help-to-Buy recovery2013–2016£625k£660k+5.6%2.7
Brexit uncertainty2017–2019£350k£520k+48.6%1.7
Pandemic surge2020–2021£396k£608k+53.6%2
Rate-rise correction2022–2023£650k£330k-49.2%1
Current market2024–2025£615k£599k-2.6%3.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.8%
District
5.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
Trend Position75

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
2.6 min walk
Ealing Broadway

Nearby stations

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

35

Walkability score

20

Footpaths (500m)

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★45 min
Waterloo52 min ↑
Canary Wharf55 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

2

Car parks (800m)

7

EV chargers (800m)

Nearest car park164m
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
NoiseLOW
none
Quieter than 70% of London
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: 70%
More green space than 78% of London

Nearest SSSI: Syon Park SSSI — 5.0 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

2

Dentists within 1km

1

Care homes (1km)

Nearest hospital · 548 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 · 361 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)

656m

Post office

Nearby shops

Tazah supermarket299 m
Rolling Oats301 m
Ealing International Food Centre307 m
Queens317 m

Nearby cafes

Kishmish294 m
11 Coffee & Co296 m
Celtic Coffee London625 m
Costa1.1 km

Nearby restaurants

Hopewell229 m
Villa Toscana238 m
Momo242 m
Chicken Valley293 m

Nearby pubs

The Greystoke290 m
The Wheatsheaf768 m
The Haven Arms782 m
The Sir Michael Balcon913 m

Nearby gyms

Ealing Cricket Club538 m
Ealing Judo Club726 m
Ealing Lawn Tennis Club726 m
Springfield Acton Bowls Club769 m

Nearby pharmacies

iCare Pharmacy302 m

Nearby health

North Ealing Dental Care214 m
Cygnet Hospital Ealing550 m
W5 Dental Care1.0 km
Labridge Dental Lab1.1 km
Food hygiene (5-star)58% of 24

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
3.1% (average)London avg: 3.8%Below average yield — bottom 60%
Gentrification score16/100
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

50.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,417m
Crossrail 2 route10,211m

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

Price vs London+17.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
14
Live planning apps (800m)
15
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£608,600)

£17,930

Standard buyer

£9,180

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for W5 3AT

Full postcodeW5 3AT
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.519539
Longitude-0.289700
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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