North Hanwell · Ealing · Ealing North constituency · 51.51488, -0.33398

W7 1EL— North Hanwell, Ealing

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

The family fortress

 

Schools 88%Safety 83/100Transport 50/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
64
Safety
83
Schools
95
Transport
50
Environment
57
Investment
38

The bottom line

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

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

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Location

W7 1EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.6% vs London avg
vs London crime-23.0% vs London avg

Deep-dive guides for W7 1EL

🛡️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 1EL 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 · 4 min walk

KS2: 106.0

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 2 min walk

P8: +0.65A8: 55.1

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 34 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.1 incidents per 1,000 residents

Better than 62% of London
→ Stable

-32% vs borough

Crime by type

Anti-social behaviour25%
Violence & sexual offences24%
Other22%
Vehicle crime13%
Burglary10%
Drug offences3%
Theft1%
Robbery0%

Road safety

96

Road safety score

4

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.4km

Crime is 23% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£9,352/m²
Price per ft²£869/ft²
Avg floor area79 m²

EPC breakdown

B
3%
C
15%
D
29%
E
4%
F
2%
G
1%

Based on 54 properties · Confidence: high

Street mix

Semi 15%Terraced 51%Detached 3%Flat 30%Other 1%

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£197,500
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.4%

Total change

+576%

Market Activity

Price Velocity & Acceleration

Current Velocity

+78.6%

per year

Acceleration

+138.42

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £100k–£125k · 99 sales

Property Type Mix

Total: 99 sales

Detached3%
Semi-detached15.2%
Terraced51.5%
Flat/maisonette30.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£111k£188k+69.1%5.3
Post-dot-com plateau2001–2004£259k£310k+19.7%6
Pre-crash peak2005–2007£233k£425k+82.8%4
GFC & correction2008–2012£250k£487k+95%2.2
Help-to-Buy recovery2013–2016£593k£750k+26.6%2.2
Brexit uncertainty2018–2018£685k£685k+0%1
Pandemic surge2020–2020£685k£685k+0%3
Rate-rise correction2022–2023£750k£690k-8%3
Current market2024–2026£1.05m£750k-28.3%1

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Weakest performer

Terraced

-0.7% alpha

Semi-detached+0.1% α
Local
7.8%
District
7.7%
Flat/maisonette-0.5% α
Local
12.1%
District
12.6%
Terraced-0.7% α
Local
9.3%
District
10%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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
Above London average
Hanwell StationElizabeth line line
5.5 min walk
Drayton Green

Nearby stations

Drayton GreenNational Rail
4 min walk
Hanwell Rail StationElizabeth line
6 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
12 min walk
Northfields Underground StationPiccadilly
27 min walk
Boston Manor Underground StationPiccadilly
28 min walk
No bus stops within 400m

44

Walkability score

48

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

14

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)120
Nearest car park379m
Santander docks (800m)0
Nearest cycle dock6.9 km

Nearby car parks

🅿️
Waitrose Parking100 spaces· no
756m

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: 11.6 km away✗ Not Green Belt✗ Not AONB52% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Syon Park SSSI — 4.6 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

GROSVENOR HOUSE SURGERY

GROSVENOR HOUSE, 147 BROADWAY, WEST EALING, W13 9BE

9 min walk

78%

Recommend GP

78%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalEaling Hospital · 1.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

7

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

12

Sports (1km)

6

Convenience

No pubs within 400m — nearest: Lavins (673 m)

Nearest supermarketEast Europe Food · 234 m
9 tennis courts1 sports halls

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)

697m

Post office

Nearby shops

Pan's Cake Shop224 m
P J News225 m
Pitshanger Bakery225 m
Costcutter240 m

Nearby cafes

The Cuckoo225 m
Cafesa230 m
Bobacha249 m
87°670 m

Nearby restaurants

The Burger Depot227 m
Hasoun Grill229 m
Chicken Land236 m
Punjabi Kitchen241 m

Nearby pubs

Lavins673 m
The Kings Arms727 m
The Duke of York730 m
The Leather Saddle738 m

Nearby gyms

West Middlesex Lawn Tennis Club339 m
Gold's Gym704 m
Energym793 m
The Abu Halima Centre823 m

Nearby pharmacies

Remedy Pharmacy227 m
Touchwood Pharmacy527 m
Church Pharmacy671 m
Grosvenor Pharmacy708 m

Nearby health

Skyline Medical Clinic226 m
Hanwell Dental Centre524 m
Cuckoo Lane Practice529 m
Laser Care Skin Clinic758 m
Food hygiene (5-star)46% of 81

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

38

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

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

8/100

Velocity score

Future outlook

49.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,367m
Crossrail 2 route12,696m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,019 nationally

1,337

Est. population

20,785/km²

65%

Employed

52%

Degree educated

£49,800

Median income

7.7%

Claimant rate

SuburbanVery high densityEstablished mixed

49

Community stability

Age profile

26%
18%
23%
21%
Under 1826%
18–3418%
35–4923%
50–6421%
65+11%

Tenure

29%
35%
25%
Own outright29%
Own (mortgage)35%
Private rent25%
Social rent10%
Shared ownership1%

Ethnicity

44%
25%
White British44%
White Other25%
Asian11%
Black9%
Mixed7%
Other5%

Employment & lifestyle

Managerial / professional44%
Routine / semi-routine14%
No car household25%
Unemployed4%
No qualifications11%

Housing tenure (Census 2021)

Private rent25%
Social rent10%

vs. London

Income vs London+18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
14
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)
4
Largest scheme
59 homes · 64-66 And 70-88 Uxbridge Road, Uxbridge Road, London, W7 3SU
Pipeline pressure
NONE

Named schemes (500m)

Heath Lodge, Heath Lodge 3, Church Road, London, W7 3HP28 homes
completed
4-14 Shakespeare Road, 4-14, Shakespeare Road, London, W7 1LR22 homes
completed
35-47, 35-47, Greenford Avenue, Hanwell, W7 1LP15 homes
completed
129A, 129A, Greenford Avenue, Hanwell, W7 1HA8 homes
completed
Tennyson House, Tennyson House, Tennyson Road, London, W7 1LH8 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 1EL

Full postcodeW7 1EL
Postcode districtW7
BoroughLondon Borough of Ealing
WardNorth Hanwell
Latitude51.514879
Longitude-0.333976
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