Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.52374, -0.28830

W5 3BU— Hanger Hill, Ealing

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

The family fortress

 

Schools 100%Safety 70/100Transport 48/100Low yield 3.29%

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
58
Safety
70
Schools
100
Transport
48
Environment
51
Investment
59

The bottom line

W5 3BU offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

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Location

W5 3BU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.3% vs London avg
vs London crime+105.0% vs London avg

Deep-dive guides for W5 3BU

🛡️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 3BU 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 · 5 min walk

KS2: 111.5

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 8 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 · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

133.1 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+82% vs borough

Crime by type

Other27%
Violence & sexual offences21%
Vehicle crime19%
Anti-social behaviour13%
Burglary6%
Theft5%
Drug offences4%
Robbery4%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 2.0km

Crime is +105% above London average

Property

Prices, sales volume and market trends

Avg floor area209.9 m²

EPC breakdown

C
2%
D
6%
E
2%
F
1%

Based on 11 properties · Confidence: medium

Street mix

Detached 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

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£524,750
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+5.7%

Total change

+300%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.8%

per year

Acceleration

-37.27

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 12 sales

Property Type Mix

Total: 12 sales

Detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£325k£515k+58.5%1
Post-dot-com plateau2001–2001£548k£548k+0%1
Pre-crash peak2006–2006£795k£795k+0%1
Help-to-Buy recovery2013–2015£850k£980k+15.3%1
Brexit uncertainty2019–2019£1.35m£1.35m+0%1
Pandemic surge2020–2021£1.60m£1.30m-18.8%1

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Park Royal Underground StationPiccadilly
6 min walk
North Ealing Underground StationPiccadilly
9 min walk
Hanger Lane Underground StationCentral
10 min walk
West Acton Underground StationCentral
10 min walk
Ealing Broadway Underground StationCentral · District
17 min walk
No bus stops within 400m

23

Walkability score

7

Footpaths (500m)

0

Santander docks (800m)

4.1 km

Nearest cycle dock

Central London commute times

London Bridge57 min ↑
Victoria ★43 min
Waterloo55 min ↑
Canary Wharf63 min ↑
City50 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

9

Car parks (800m)

6

EV chargers (800m)

2

Fast chargers (800m)

Nearest car park512m
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 waterLOW
Low
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: 8.4 km away✗ Not Green Belt✗ Not AONB30% green spaceTree canopy: 70%
More green space than 85% of London

Nearest SSSI: Syon Park SSSI — 5.5 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

20 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospital · 678 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

31

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Ashbourne Bar and Restaurant (655 m)

Nearest supermarketThe Olive Tree · 625 m
4 tennis courts

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)

0

Cinemas (2km)

656m

Post office

Nearby shops

Dena Market654 m
Polski Sklep700 m
Co-op Food770 m
Tazah supermarket777 m

Nearby cafes

Costa516 m
Tim Hortons587 m
Gourmandise715 m
Kishmish771 m

Nearby restaurants

KFC514 m
Burger King543 m
Nando's584 m
Momo Japanese604 m

Nearby pubs

Ashbourne Bar and Restaurant655 m
Ashbourne Lounge657 m
The Greystoke766 m

Nearby gyms

PureGym501 m
Ealing Cricket Club840 m
Ealing Judo Club947 m
Ealing Lawn Tennis Club1.2 km

Nearby pharmacies

iCare Pharmacy780 m

Nearby health

Labridge Dental Lab643 m
Cygnet Hospital Ealing681 m
North Ealing Dental Care688 m
Food hygiene (5-star)52% of 42

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

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

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

24.5

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,422m
Crossrail 2 route10,342m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,629 nationally

2,081

Est. population

4,619/km²

59%

Employed

49%

Degree educated

£49,700

Median income

10.2%

Claimant rate

Inner cityMedium densityEstablished mixed

33

Community stability

Age profile

24%
23%
24%
16%
13%
Under 1824%
18–3423%
35–4924%
50–6416%
65+13%

Tenure

23%
20%
50%
Own outright23%
Own (mortgage)20%
Private rent50%
Social rent6%
Shared ownership1%
Rent free0%

Ethnicity

16%
24%
20%
30%
White British16%
White Other24%
Asian20%
Black6%
Mixed4%
Other30%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine15%
No car household39%
Unemployed5%
No qualifications16%

Housing tenure (Census 2021)

Private rent50%
Social rent6%

vs. London

Income vs London+18.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
17
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
5
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)
0
Largest scheme
61 homes · EMPIRE HOUSE AND MERCURY HOUSE, EMPIRE HOUSE AND MERCURY HOUSE, HANGER GREEN, W5 3BD
Pipeline pressure
NONE

Named schemes (500m)

EMPIRE HOUSE AND MERCURY HOUSE, EMPIRE HOUSE AND MERCURY HOUSE, HANGER GREEN, W5 3BD61 homes
completed
1 Corringway, 1, Corringway, London, W5 3AB4 homes
completed
82, 82, The Ridings, Ealing, W5 3DR1 homes
completed
76 The Ridings, 76, The Ridings, London, W5 3DR1 homes
completed
80 The Ridings, 80, The Ridings, London, W5 3DR1 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 3BU

Full postcodeW5 3BU
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.523744
Longitude-0.288303
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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