North Hanwell · Ealing · Ealing North constituency · 51.51850, -0.33789

W7 1AA— North Hanwell, Ealing

Location and area intelligence for W7 1AA, North Hanwell, Ealing

The family fortress

 

Schools 100%Safety 80/100Transport 44/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong for families — high safety and school scores

Liveability
59
Safety
80
Schools
95
Transport
44
Environment
56
Investment
37

The bottom line

W7 1AA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 47 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

W7 1AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.2% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for W7 1AA

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How W7 1AA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Hobbayne Primary School

Good · Inspected Jun 2023 · 3 min walk

KS2: 106.0

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 4 min walk

P8: +0.65A8: 55.1

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 31 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.3 incidents per 1,000 residents

Higher crime than 52% of London
→ Stable

-8% vs borough

Crime by type

Violence & sexual offences29%
Other28%
Anti-social behaviour20%
Vehicle crime10%
Burglary7%
Theft3%
Drug offences2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.8km

Crime is +3% 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.

W7 district median

£525,000

Based on 163 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,656/m²
Price per ft²£711/ft²
Avg floor area73 m²

EPC breakdown

C
15%
D
10%
E
2%

Based on 27 properties · Confidence: medium

Street mix

Semi 7%Terraced 82%Flat 11%

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 yield854 kWh/kWp/yr
Rebuild cost estimate£182,500
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
WallsCavity wall, filled cavity
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

1995–2025 · CAGR

+7.3%

Total change

+723%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.2%

per year

Acceleration

-41.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £450k–£500k · 28 sales

Property Type Mix

Total: 28 sales

Semi-detached7.1%
Terraced82.1%
Flat/maisonette10.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£67k£120k+79.1%1.3
Post-dot-com plateau2001–2004£152k£215k+41.4%2
Pre-crash peak2006–2007£230k£290k+26.1%1.5
GFC & correction2008–2011£263k£108k-58.9%1.5
Help-to-Buy recovery2014–2016£355k£480k+35.2%1.3
Brexit uncertainty2019–2019£460k£460k+0%1
Pandemic surge2020–2020£515k£515k+0%3
Rate-rise correction2023–2023£650k£650k+0%1
Current market2025–2025£551k£551k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.6% alpha

Terraced+0.6% α
Local
6.6%
District
6%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Hanwell StationElizabeth line line
8.9 min walk
Hanwell

Nearby stations

Hanwell Rail StationElizabeth line
9 min walk
HanwellNational Rail
9 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
17 min walk
Perivale Underground StationCentral
28 min walk
Ealing Broadway Rail StationElizabeth line · Great Western Railway
32 min walk
No bus stops within 400m

30

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge49 min ↑
Victoria54 min ↑
Waterloo ★47 min
Canary Wharf50 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

3

Car parks (800m)

5

EV chargers (800m)

1

Fast chargers (800m)

Total spaces (800m)20
Nearest car park333m
Santander docks (800m)0
Nearest cycle dock7.2 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: 16.0 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: 11.9 km away✗ Not Green Belt✗ Not AONB48% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Syon Park SSSI — 5.1 km

Energy

Solar: 854 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 yield854.4 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PALLIATIVE CARE CONSULTANTS

MEADOW HOUSE HOSPICE, EALING HOSPITAL, UXBRIDGE ROAD, UB1 3HW

17 min walk

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalEaling Hospital · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Duke of York (1.1 km)

Nearest supermarketEast Europe Food · 501 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

1

Libraries (1km)

0

Cinemas (2km)

465m

Post office

Nearby shops

Bulldog Food and Wine330 m
Costcutter337 m
P J News406 m
Pitshanger Bakery418 m

Nearby cafes

Bobacha315 m
The Cuckoo389 m
Cafesa490 m
Clock Tower Cafe1.1 km

Nearby restaurants

Chicken Land345 m
Hasoun Grill363 m
The Burger Depot368 m
Punjabi Kitchen524 m

Nearby pubs

The Duke of York1.1 km
Lavins1.1 km
The Kings Arms1.1 km
The Viaduct1.1 km

Nearby gyms

West Middlesex Lawn Tennis Club701 m
Trailfinders Sports Club962 m
Gold's Gym1.1 km
The Abu Halima Centre1.2 km

Nearby pharmacies

Remedy Pharmacy393 m
Touchwood Pharmacy959 m
Church Pharmacy1.1 km

Nearby health

Skyline Medical Clinic472 m
Dental Surgery (Acre Medical Services)740 m
Hanwell Dental Centre954 m
Cuckoo Lane Practice958 m
Food hygiene (5-star)47% of 55

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

37

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score14/100
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

36.6

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,692m
Crossrail 2 route13,124m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,940 nationally

1,769

Est. population

11,092/km²

59%

Employed

37%

Degree educated

£37,300

Median income

10.3%

Claimant rate

SuburbanHigh densityEstablished mixed

46

Community stability

Age profile

28%
20%
24%
18%
Under 1828%
18–3420%
35–4924%
50–6418%
65+10%

Tenure

23%
29%
24%
24%
Own outright23%
Own (mortgage)29%
Private rent24%
Social rent24%
Shared ownership0%
Rent free1%

Ethnicity

28%
23%
16%
13%
White British28%
White Other23%
Asian16%
Black13%
Mixed8%
Other13%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine20%
No car household28%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent24%
Social rent24%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
19
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
17
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)
18
Largest scheme
40 homes · GARAGES & LAND R/O CURLEW COURT, GARAGES & LAND R/O CURLEW COURT, GURNELL GROVE, W13 0AH
Pipeline pressure
NONE

Named schemes (500m)

St. Christopher's Church, ST CHRISTOPHERS VICARAGE, Hillyard Road, London, W7 1BH40 homes
completed
Derelict Carpark Located At Corner Of, Derelict Car Park at the corner of, Hanway Road, London, W7 3RS15 homes
completed
129A, 129A, Greenford Avenue, Hanwell, W7 1HA8 homes
completed
9 Studland Road, Studland Road, London, W7 3QU5 homes
completed
20 Studland Road, Studland Road, London, W7 3QX4 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.1%
Election year
2026
MP
James Murray (Labour (Co-op))
MP majority
12,519
Constituency
Ealing North

Councillors

Louise BrettLabour
Ray WallLabour
Lauren Marie WallLabour

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Key facts for W7 1AA

Full postcodeW7 1AA
Postcode districtW7
BoroughLondon Borough of Ealing
WardNorth Hanwell
Latitude51.518505
Longitude-0.337894
Parliamentary constituencyEaling North
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