Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.52699, -0.29164

W5 3DE— Hanger Hill, Ealing

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

The family fortress

 

Schools 100%Safety 70/100Transport 45/100~3% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
55
Safety
70
Schools
100
Transport
45
Environment
50
Investment
47

The bottom line

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

The catches: high noise levels nearby; 51 min to victoria — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W5 3DE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for W5 3DE

🛡️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 3DE 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 · 11 min walk

KS2: 111.5

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 11 min walk

P8: +1.41A8: 67.1

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 36 min walk

3 primaries · 1 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

67

Road safety score

7

Accidents (5yr)

4

KSI (5yr)

6

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 2.4km

Crime is +105% 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£5,981/m²
Price per ft²£556/ft²
Avg floor area63.1 m²

EPC breakdown

C
17%
D
18%
E
3%
F
1%

Based on 39 properties · Confidence: high

Street mix

Terraced 3%Flat 95%Other 3%

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£157,750
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
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

1995–2026 · CAGR

+6.2%

Total change

+541%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.7%

per year

Acceleration

-37.48

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £75k–£100k · 71 sales

Property Type Mix

Total: 71 sales

Terraced2.8%
Flat/maisonette97.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£135k+130.8%3.8
Post-dot-com plateau2001–2004£140k£208k+48.6%4.2
Pre-crash peak2005–2007£200k£250k+25%4.3
GFC & correction2010–2012£235k£248k+5.5%2.5
Help-to-Buy recovery2015–2016£365k£280k-23.3%2
Brexit uncertainty2017–2018£375k£375k+0%1
Pandemic surge2020–2021£380k£373k-2%2.5
Rate-rise correction2022–2022£450k£450k+0%1
Current market2026–2026£375k£375k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.4% alpha

Flat/maisonette+0.4% α
Local
7.4%
District
7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Below London average
Hanger Lane Underground StationCentral line
4.3 min walk
Ealing Broadway

Nearby stations

Hanger Lane Underground StationCentral
5 min walk
Park Royal Underground StationPiccadilly
6 min walk
North Ealing Underground StationPiccadilly
13 min walk
West Acton Underground StationCentral
16 min walk
Ealing Broadway Underground StationCentral · District
19 min walk
No bus stops within 400m

39

Walkability score

33

Footpaths (500m)

0

Santander docks (800m)

4.4 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

8

Car parks (800m)

4

EV chargers (800m)

2

Fast chargers (800m)

Nearest car park169m
Santander docks (800m)0
Nearest cycle dock4.4 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.7 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 70%
More green space than 82% of London

Nearest SSSI: Syon Park SSSI — 5.8 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

15 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospital · 753 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

Nearest supermarketThe Olive Tree · 207 m
4 tennis courts

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

247m

Post office

Nearby shops

Dena Market243 m
Polski Sklep274 m
Co-op Food750 m
Rolling Oats1.1 km

Nearby cafes

Gourmandise291 m
Costa738 m
Kishmish1.1 km
11 Coffee & Co1.1 km

Nearby restaurants

Momo Japanese185 m
Persian Cuisine199 m
Grill Palace221 m
Beluga Persian Cuisine238 m

Nearby pubs

Ashbourne Lounge250 m
Ashbourne Bar and Restaurant252 m
The Fox and Goose746 m
The Greystoke1.1 km

Nearby gyms

PureGym749 m
Ealing Cricket Club1.0 km

Nearby pharmacies

iCare Pharmacy1.1 km

Nearby health

Labridge Dental Lab227 m
Cygnet Hospital Ealing755 m
North Ealing Dental Care1.1 km
Food hygiene (5-star)37% of 41

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

47

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

32.2

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,733m
Crossrail 2 route10,714m

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)
2
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
10
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)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
311 homes · Westgate House, Westgate House, West Gate, London, W5 1YY
Pipeline pressure
NONE

Named schemes (500m)

GREYSTOKE HOUSE, 150, GREYSTOKE HOUSE, 150, BRUNSWICK ROAD, W5 1AW50 homes
completed
18, 18, HILLCREST ROAD, W526 homes
completed
1-3, 1-3, Ashbourne Parade, Ealing, W5 3QS4 homes
completed
18 Bispham Road, 18, Bispham Road, London, NW10 7HB4 homes
completed
132, 132, Brunswick Road, Ealing, W5 1AW2 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 3DE

Full postcodeW5 3DE
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.526994
Longitude-0.291641
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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