North Hanwell · Ealing · Ealing North constituency · 51.51794, -0.33721

W7 1PP— North Hanwell, Ealing

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

The family fortress

 

Schools 83%Safety 80/100Transport 45/100Yield 3.59%

Best for: Families

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Strong for families — high safety and school scores

Liveability
57
Safety
80
Schools
95
Transport
45
Environment
56
Investment
47

The bottom line

W7 1PP 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 1PP

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 1PP

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How W7 1PP 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 · 2 min walk

KS2: 106.0

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 3 min walk

P8: +0.65A8: 55.1

100% of local schools rated Good or Outstanding · based on 14 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) · 1.7km

Crime is +3% above London average

Property

Prices, sales volume and market trends

Avg floor area68.4 m²

EPC breakdown

B
1%
C
1%
D
3%
E
2%

Based on 7 properties · Confidence: low

Street mix

Semi 14%Terraced 86%

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£171,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
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

1998–2019 · CAGR

+8.6%

Total change

+463%

Market Activity

Price Velocity & Acceleration

Current Velocity

+60.7%

per year

Acceleration

+27.38

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £450k–£500k · 7 sales

Property Type Mix

Total: 7 sales

Semi-detached14.3%
Terraced85.7%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£80k£133k+66.2%1.5
Post-dot-com plateau2003–2003£185k£185k+0%1
Pre-crash peak2005–2005£210k£210k+0%1
GFC & correction2010–2010£280k£280k+0%1
Brexit uncertainty2019–2019£450k£450k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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
8.2 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
16 min walk
Perivale Underground StationCentral
29 min walk
Ealing Broadway Rail StationElizabeth line · Great Western Railway
31 min walk
No bus stops within 400m

31

Walkability score

7

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 park305m
Santander docks (800m)0
Nearest cycle dock7.1 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 AONB48% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Syon Park SSSI — 5.0 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

15 min walk

78%

Recommend GP

78%

Overall GP experience

0

GPs within 1km

3

Dentists within 1km

Nearest hospitalEaling Hospital · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.5 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)

12

Sports (1km)

5

Convenience

No pubs within 400m — nearest: The Duke of York (1.0 km)

Nearest supermarketEast Europe Food · 434 m
11 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)

542m

Post office

Nearby shops

Bulldog Food and Wine265 m
Costcutter272 m
P J News340 m
Pitshanger Bakery352 m

Nearby cafes

Bobacha249 m
The Cuckoo323 m
Cafesa423 m
Clock Tower Cafe994 m

Nearby restaurants

Chicken Land280 m
Hasoun Grill297 m
The Burger Depot301 m
Punjabi Kitchen457 m

Nearby pubs

The Duke of York1.0 km
Lavins1.0 km
The Kings Arms1.0 km
The Viaduct1.1 km

Nearby gyms

West Middlesex Lawn Tennis Club629 m
Trailfinders Sports Club988 m
Gold's Gym1.1 km
The Abu Halima Centre1.1 km

Nearby pharmacies

Remedy Pharmacy327 m
Touchwood Pharmacy886 m
Church Pharmacy1.0 km

Nearby health

Skyline Medical Clinic405 m
Dental Surgery (Acre Medical Services)816 m
Hanwell Dental Centre881 m
Cuckoo Lane Practice886 m
Food hygiene (5-star)45% 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

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 score14/100
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

21.1

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,636m
Crossrail 2 route13,053m

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)
17
Development activity
high
Residential apps (800m)
2
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)
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)

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
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 1PP

Full postcodeW7 1PP
Postcode districtW7
BoroughLondon Borough of Ealing
WardNorth Hanwell
Latitude51.517938
Longitude-0.337208
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