North Hanwell · Ealing · Ealing North constituency · 51.51552, -0.33098

W7 1EN— North Hanwell, Ealing

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

Strong, well-rated schools nearby

 

Schools 86%Safety 78/100Transport 52/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
61
Safety
78
Schools
95
Transport
52
Environment
46
Investment
37

The bottom line

W7 1EN 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.

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Location

W7 1EN

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-28.0% vs London avg

Deep-dive guides for W7 1EN

🛡️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🔒 Very Safe

“Strong, well-rated schools nearby”

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How W7 1EN 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 · 6 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 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.7 incidents per 1,000 residents

Better than 65% of London
↑ Rising 1200.0%

from a low base — still below London average

-36% vs borough

Crime by type

Violence & sexual offences35%
Other23%
Anti-social behaviour21%
Vehicle crime10%
Burglary6%
Robbery3%
Drug offences1%
Theft1%

Road safety

99

Road safety score

1

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) · 1.2km

Crime is 28% below 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£11,248/m²
Price per ft²£1,045/ft²
Avg floor area103.6 m²

EPC breakdown

B
1%
C
4%
D
9%

Based on 14 properties · Confidence: medium

Street mix

Semi 21%Terraced 25%Flat 46%Other 7%

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£259,000
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)
RoofPitched, no insulation (assumed)
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

1997–2025 · CAGR

+8.4%

Total change

+856%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.5%

per year

Acceleration

+34.92

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £300k–£350k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached23.1%
Terraced26.9%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£120k£273k+128%1.8
Post-dot-com plateau2001–2004£143k£264k+84.4%2
Pre-crash peak2005–2006£192k£210k+9.4%1.5
GFC & correction2009–2012£379k£495k+30.6%1.7
Help-to-Buy recovery2014–2014£362k£362k+0%2
Brexit uncertainty2017–2017£772k£772k+0%1
Pandemic surge2020–2020£815k£815k+0%1
Current market2025–2025£1.15m£1.15m+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.6% alpha

Flat/maisonette+1.6% α
Local
9%
District
7.4%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position10

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
7.9 min walk
Drayton Green

Nearby stations

Drayton GreenNational Rail
2 min walk
Hanwell Rail StationElizabeth line
8 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
10 min walk
Ealing Broadway Rail StationElizabeth line · Great Western Railway
25 min walk
Ealing Broadway Underground StationCentral · District
26 min walk
No bus stops within 400m

34

Walkability score

37

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

10

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)140
Nearest car park160m
Santander docks (800m)0
Nearest cycle dock6.7 km

Nearby car parks

🅿️
Waitrose Parking100 spaces· no
591m
🅿️
Witham Road Car Park20 spaces
771m

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: 11.4 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 70%
Above average green space

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

4

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalEaling Hospital · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

37

Parks (1km)

11

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Old Hat (692 m)

Nearest supermarketEast Europe Food · 453 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

2

Libraries (1km)

0

Cinemas (2km)

778m

Post office

Nearby shops

P J News438 m
Bulldog Food and Wine438 m
Costcutter438 m
Pitshanger Bakery440 m

Nearby cafes

The Cuckoo435 m
Bobacha440 m
Cafesa449 m
Mahaba Cafe614 m

Nearby restaurants

Hasoun Grill433 m
The Burger Depot433 m
Chicken Land436 m
Punjabi Kitchen459 m

Nearby pubs

The Old Hat692 m
The Leather Saddle692 m
Lavins802 m
The Kings Arms878 m

Nearby gyms

West Middlesex Lawn Tennis Club128 m
Energym716 m
Anytime Fitness769 m
Gold's Gym822 m

Nearby pharmacies

Remedy Pharmacy438 m
Touchwood Pharmacy645 m
Grosvenor Pharmacy693 m
Pyramid Pharmacy707 m

Nearby health

Skyline Medical Clinic446 m
Hanwell Dental Centre645 m
Cuckoo Lane Practice648 m
Laser Care Skin Clinic714 m
Food hygiene (5-star)48% of 71

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

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 score16/100
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

37.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,170m
Crossrail 2 route12,545m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,116 nationally

1,669

Est. population

8,763/km²

57%

Employed

39%

Degree educated

£37,300

Median income

7.6%

Claimant rate

SuburbanHigh densityEstablished mixed

47

Community stability

Age profile

29%
17%
23%
19%
Under 1829%
18–3418%
35–4923%
50–6419%
65+11%

Tenure

24%
30%
22%
24%
Own outright24%
Own (mortgage)30%
Private rent22%
Social rent24%
Shared ownership1%
Rent free1%

Ethnicity

31%
20%
17%
14%
White British31%
White Other20%
Asian17%
Black14%
Mixed9%
Other9%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine19%
No car household33%
Unemployed5%
No qualifications19%

Housing tenure (Census 2021)

Social rent24%
Private rent22%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
3
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)
14
Largest scheme
212 homes · Phase 2B, Green Man Lane Estate, Phase 2b, Green Man Lane Estate, Singapore Road
Pipeline pressure
NONE

Named schemes (500m)

Manor Works, Manor Works, Manor Road, London, W13 0LJ44 homes
completed
66 Eccleston Road, Eccleston Road, London, W13 0RL3 homes
completed
73 Milton Road, 73, Milton Road, London, W7 1LG3 homes
completed
128, 128, Felix Road, London, W13 0NU3 homes
completed
68, 68, Shakespeare Road, London, W7 1LS3 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 1EN

Full postcodeW7 1EN
Postcode districtW7
BoroughLondon Borough of Ealing
WardNorth Hanwell
Latitude51.515520
Longitude-0.330984
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