Hanger Hill · Ealing · Ealing Central and Acton constituency · 51.52893, -0.29203

W5 3QS— Hanger Hill, Ealing

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

The family fortress

 

Schools 100%Safety 70/100Transport 47/100Low yield 3.29%⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
57
Safety
70
Schools
100
Transport
47
Environment
49
Investment
59

The bottom line

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

The catches: 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 3QS

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 3QS

🛡️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 3QS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

West Twyford Primary School

Not yet inspected · 11 min walk

KS2: 106.0

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 14 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 · 38 min walk

1 primaries · 0 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

95

Road safety score

5

Accidents (5yr)

7

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 2.7km

Crime is +105% above London average

Property

Prices, sales volume and market trends

Avg floor area46.6 m²

EPC breakdown

B
3%
C
12%
D
32%
E
9%
F
1%

Based on 57 properties · Confidence: high

Street mix

Flat 82%Other 18%

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£116,500
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 fuelelectricity (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

1999–2022 · CAGR

+9.9%

Total change

+785%

Market Activity

Price Velocity & Acceleration

Current Velocity

-18.6%

per year

Acceleration

-130.47

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £350k–£400k · 9 sales

Property Type Mix

Total: 9 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£74k£74k+0%1
Pre-crash peak2007–2007£338k£338k+0%2
Help-to-Buy recovery2014–2015£345k£380k+10.1%1.5
Brexit uncertainty2018–2018£805k£805k+0%2
Rate-rise correction2022–2022£655k£655k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.5% alpha

Flat/maisonette+3.5% α
Local
8.2%
District
4.7%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

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
Hanger Lane Underground StationCentral line
1.8 min walk
Ealing Broadway

Nearby stations

Hanger Lane Underground StationCentral
2 min walk
Park Royal Underground StationPiccadilly
7 min walk
North Ealing Underground StationPiccadilly
16 min walk
Alperton Underground StationPiccadilly
18 min walk
West Acton Underground StationCentral
18 min walk
No bus stops within 400m

44

Walkability score

45

Footpaths (500m)

0

Santander docks (800m)

4.5 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

5

Car parks (800m)

2

EV chargers (800m)

2

Fast chargers (800m)

Nearest car park76m
Santander docks (800m)0
Nearest cycle dock4.5 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
NoiseNONE
road
SEVERE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.8 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 70%
More green space than 78% of London

Nearest SSSI: Syon Park SSSI — 6.0 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

12 min walk

64%

Recommend GP

64%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

Nearest hospital · 935 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

6

Restaurants (800m)

1

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

Nearest supermarketKopernik Polish Supermarket · 10 m
1 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)

33m

Post office

Nearby shops

Dena Market26 m
Polski Sklep78 m
Co-op Food738 m

Nearby cafes

Gourmandise89 m
Wraps & Wings Wembley915 m
'R' Cafe1.0 km

Nearby restaurants

Grill Palace8 m
Persian Cuisine21 m
Beluga Persian Cuisine21 m
Momo Japanese35 m

Nearby pubs

Ashbourne Lounge39 m
Ashbourne Bar and Restaurant46 m
The Fox and Goose539 m

Nearby health

Labridge Dental Lab11 m
St Mark's Medical Centre753 m
Cygnet Hospital Ealing937 m
Sudbury & Alperton Medical Centre981 m
Food hygiene (5-star)35% of 51

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 score13/100
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

22

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route13,815m
Crossrail 2 route10,819m

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)
1
Live planning apps (800m)
9
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
10
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)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
9
Largest scheme
311 homes · Westgate House, Westgate House, West Gate, London, W5 1YY
Pipeline pressure
NONE

Named schemes (500m)

Westgate House, Westgate House, West Gate, London, W5 1YY311 homes
completed
Westgate House, Westgate House, West Gate77 homes
completed
GREYSTOKE HOUSE, 150, GREYSTOKE HOUSE, 150, BRUNSWICK ROAD, W5 1AW50 homes
completed
21-22, 21-22, Beechwood Gardens, St. Anne's Gardens & North Circular Road, Park Royal, NW10 7HN4 homes
completed
1-3, 1-3, Ashbourne Parade, Ealing, W5 3QS4 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 3QS

Full postcodeW5 3QS
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.528933
Longitude-0.292029
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
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TfL
Transport
for London
NHS
Digital
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Mail
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Agency
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