North Hanwell · Ealing · Ealing North constituency · 51.52157, -0.33686

W7 1PB— North Hanwell, Ealing

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

The family fortress

 

Schools 100%Safety 80/100Transport 33/100Yield 3.59%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
55
Safety
80
Schools
90
Transport
33
Environment
56
Investment
47

The bottom line

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

The catch: 54 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

W7 1PB

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 1PB

🛡️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 1PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Hobbayne Primary School

Good · Inspected Jun 2023 · 7 min walk

KS2: 106.0

—

Secondary

Brentside High School

Not yet inspected · Inspected Apr 2025 · 7 min walk

P8: -0.03A8: 46.0

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 33 min walk

4 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.9km

Crime is +3% above London average

Property

Prices, sales volume and market trends

Avg floor area79.4 m²

EPC breakdown

B
1%
C
2%
D
8%
E
1%

Based on 12 properties · Confidence: medium

Street mix

Semi 63%Terraced 38%

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 yield854 kWh/kWp/yr
Rebuild cost estimate£198,500
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

1997–2022 · CAGR

+8.7%

Total change

+707%

Market Activity

Price Velocity & Acceleration

Current Velocity

+22.2%

per year

Acceleration

+12.40

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £100k–£125k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached62.5%
Terraced37.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£77k£123k+60.1%1.5
Post-dot-com plateau2001–2004£140k£213k+51.8%1.5
Pre-crash peak2005–2007£224k£285k+27.5%1.3
GFC & correction2009–2011£300k£278k-7.3%1.5
Help-to-Buy recovery2013–2013£292k£292k+0%1
Brexit uncertainty2019–2019£460k£460k+0%1
Pandemic surge2021–2021£505k£505k+0%1
Rate-rise correction2022–2022£617k£617k+0%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.4% alpha

Semi-detached+0.4% α
Local
8.2%
District
7.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hanwell StationElizabeth line line
13 min walk
Castle Bar Park

Nearby stations

Castle Bar ParkNational Rail
5 min walk
Hanwell Rail StationElizabeth line
14 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
18 min walk
Perivale Underground StationCentral
24 min walk
Greenford Underground StationCentral
30 min walk
No bus stops within 400m

17

Walkability score

8

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge57 min ↑
Victoria61 min ↑
Waterloo ★54 min
Canary Wharf57 min ↑
City58 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

4

Car parks (800m)

5

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park93m
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: 11.8 km away✗ Not Green Belt✗ Not AONB49% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Syon Park SSSI — 5.4 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

PERIVALE MEDICAL CLINIC

2-4 CONWAY CRESCENT, PERIVALE, UB6 8HX

19 min walk

76%

Recommend GP

76%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest hospitalEaling Hospital · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

3

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

Nearest supermarketEast Europe Food · 839 m
1 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

0

Libraries (1km)

0

Cinemas (2km)

266m

Post office

Nearby shops

Bulldog Food and Wine670 m
Costcutter677 m
P J News746 m
Pitshanger Bakery757 m

Nearby cafes

Bobacha655 m
The Cuckoo728 m
Cafesa828 m
Everyone Active Cafe1.1 km

Nearby restaurants

Chicken Land685 m
Hasoun Grill702 m
The Burger Depot706 m
Punjabi Kitchen862 m

Nearby gyms

Trailfinders Sports Club659 m
West Middlesex Lawn Tennis Club875 m

Nearby pharmacies

Remedy Pharmacy732 m

Nearby health

Dental Surgery (Acre Medical Services)480 m
Skyline Medical Clinic810 m
Food hygiene (5-star)47% of 43

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
3.6% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

15.8

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,676m
Crossrail 2 route13,218m

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)
1
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
7
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
13
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)
13
Largest scheme
202 homes · Phase 6 (Copley Castle Bar), Copley Close Estate Phase 6, Copley Close, London, W7 1AZ
Pipeline pressure
NONE

Named schemes (500m)

St. Christopher's Church, ST CHRISTOPHERS VICARAGE, Hillyard Road, London, W7 1BH40 homes
completed
GARAGES & LAND R/O CURLEW COURT, GARAGES & LAND R/O CURLEW COURT, GURNELL GROVE, W13 0AH40 homes
completed
9 Studland Road, Studland Road, London, W7 3QU5 homes
completed
15-17 Studland Road, 15-17, Studland Road, London, W7 3QU4 homes
completed
7 Studland Road, 7, Studland Road, London, W7 3QU4 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 1PB

Full postcodeW7 1PB
Postcode districtW7
BoroughLondon Borough of Ealing
WardNorth Hanwell
Latitude51.521574
Longitude-0.336860
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