Hanwell Broadway · Ealing · Ealing Southall constituency · 51.50448, -0.33022

W7 2EB— Hanwell Broadway, Ealing

Location and area intelligence for W7 2EB, Hanwell Broadway, Ealing

The family fortress

 

Schools 75%Safety 76/100Transport 28/100Yield 4.27%

Best for: Families, Owner-occupiers

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

Liveability
56
Safety
76
Schools
100
Transport
28
Environment
52
Investment
45

The bottom line

W7 2EB offers exceptional schools (100% Good/Outstanding) and low crime at £441,250 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 48 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

W7 2EB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-15.1% vs London avg
vs London income+11.9% vs London avg
vs London crime-15.0% vs London avg

Deep-dive guides for W7 2EB

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

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“The family fortress”

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How W7 2EB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Oaklands Primary School

Outstanding · Inspected May 2023 · 1 min walk

KS2: 107.5

—

Secondary

Elthorne Park High School

Not yet inspected · 6 min walk

P8: +0.48A8: 57.3

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 38 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.4 incidents per 1,000 residents

Better than 58% of London
↑ Rising 1660.0%

-24% vs borough

Crime by type

Anti-social behaviour27%
Violence & sexual offences27%
Vehicle crime18%
Other15%
Burglary9%
Theft2%
Drug offences1%
Robbery0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

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) · 1.4km

Crime is 15% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£441,250

Median sale price

15% below London median

£441,250 is 15% below the London median (£520,000)

+133.2%

This year

Flat

Dominant type

Price history

5-year change
-39.1%
Sales (24 months)6
New build0.0%
Avg terraced£895,000
Avg flat£398,750
Price per m²£5,529/m²
Price per ft²£514/ft²
Avg floor area85 m²

EPC breakdown

B
1%
C
20%
D
23%
E
11%
G
1%

Based on 56 properties · Confidence: high

Street mix

Semi 7%Terraced 36%Detached 2%Flat 55%

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

Stamp duty

Standard buyer£9,562
First-time buyerFTB
£812
Additional propertyBTL/2nd
£22,800

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

9.4×

Price-to-income

£2,207/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£212,500
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 EAnnual charge £2,389
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+8.6%

Total change

+1205%

Market Activity

Price Velocity & Acceleration

Current Velocity

+133.2%

per year

Acceleration

+147.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 108 sales

Property Type Mix

Total: 108 sales

Detached1.9%
Semi-detached7.4%
Terraced36.1%
Flat/maisonette54.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£71k£127k+78.6%4
Post-dot-com plateau2001–2004£200k£200k-0.1%4.8
Pre-crash peak2005–2007£325k£237k-26.9%5
GFC & correction2008–2012£500k£232k-53.6%2.5
Help-to-Buy recovery2013–2016£445k£605k+35.9%2.8
Brexit uncertainty2017–2019£664k£938k+41.2%2.3
Pandemic surge2020–2021£763k£725k-4.9%5
Rate-rise correction2022–2023£885k£685k-22.6%2
Current market2024–2026£465k£930k+100%2.7

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Weakest performer

Flat/maisonette

-0.6% alpha

Terraced+0.5% α
Local
8.1%
District
7.6%
Flat/maisonette-0.6% α
Local
6.1%
District
6.7%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
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
Boston Manor Underground StationPiccadilly line
12.6 min walk
Hanwell

Nearby stations

Hanwell Rail StationElizabeth line
13 min walk
HanwellNational Rail
13 min walk
Boston Manor Underground StationPiccadilly
13 min walk
Northfields Underground StationPiccadilly
15 min walk
West Ealing Rail StationElizabeth line · Great Western Railway
15 min walk
No bus stops within 400m

40

Walkability score

159

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria ★48 min
Waterloo52 min ↑
Canary Wharf55 min ↑
City56 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

11

Car parks (800m)

22

EV chargers (800m)

Total spaces (800m)24
Nearest car park247m
Santander docks (800m)0
Nearest cycle dock6.5 km

Nearby car parks

🅿️
George Street Car Park
704m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
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 AONB34% green spaceTree canopy: 70%
More green space than 89% of London

Nearest SSSI: Syon Park SSSI — 3.5 km

Energy

Solar: 855 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 yield854.5 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

7 min walk

78%

Recommend GP

78%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEaling Hospital · 1.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

32

Parks (1km)

12

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

5

Pharmacies (800m)

4

Gyms (1km)

9

Sports (1km)

4

Convenience

Nearest supermarketLidl · 582 m
3 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

2

Libraries (1km)

1

Cinemas (2km)

695m

Post office

Nearby shops

The Boston News215 m
British Food and Wine Store225 m
Harveen Food and Wine249 m
Oaklands Food And Wine282 m

Nearby cafes

Emath Cafe297 m
87°603 m
Wild Thing Colombian Coffee605 m
The Little Wonder616 m

Nearby restaurants

Boston Pizza217 m
New Shanghai Blues217 m
Kone222 m
W7 Emporium546 m

Nearby pubs

The Grosvenor308 m
Village Inn510 m
Prince of Wales545 m
Dodo560 m

Nearby gyms

Elthorne Sports Centre512 m
Gold's Gym567 m
The Abu Halima Centre629 m
Anytime Fitness680 m

Nearby pharmacies

Pyramid Pharmacy244 m
Grosvenor Pharmacy566 m
Church Pharmacy595 m
Touchwood Pharmacy697 m

Nearby health

Elthorne Park Surgery286 m
Laser Care Skin Clinic607 m
Cuckoo Lane Practice698 m
Hanwell Dental Centre704 m
Food hygiene (5-star)50% of 72

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

45

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
4.3% (average)London avg: 3.8%Above average yield
Gentrification score10/100
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

41.3

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,999m
Crossrail 2 route11,928m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,744 nationally

1,589

Est. population

22,142/km²

67%

Employed

57%

Degree educated

£47,000

Median income

3.3%

Claimant rate

SuburbanVery high densityOwner occupiers / families

55

Community stability

Age profile

28%
13%
26%
19%
Under 1828%
18–3413%
35–4926%
50–6419%
65+13%

Tenure

33%
42%
19%
Own outright33%
Own (mortgage)42%
Private rent19%
Social rent7%
Shared ownership0%

Ethnicity

50%
19%
14%
White British50%
White Other19%
Asian14%
Black5%
Mixed8%
Other4%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine11%
No car household26%
Unemployed3%
No qualifications12%

Housing tenure (Census 2021)

Private rent19%
Social rent7%

vs. London

Income vs London+11.9%
Price vs London-15.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
24
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
9
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)
382
Largest scheme
333 homes · 75-117 Boston Road, Boston Road, London, W7 3SA
Pipeline pressure
NONE

Named schemes (500m)

41, 41, MELBOURNE AVENUE, (FORMERLY 10, REGINA ROAD), W1317 homes
completed
1 Lambourn Close, 1, Lambourn Close, London, W7 2LN16 homes
completed
78, 78, GROSVENOR ROAD, W7 1HJ12 homes
completed
Cambridge House, Cambridge House, Cambridge Road9 homes
completed
Marall Smith Studio, Marall Smith Studio, Cambridge Road, London, W7 3PA6 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
13.2%
Election year
2026
MP
Deirdre Costigan (Labour)
MP majority
15,793
Constituency
Ealing Southall

Councillors

Clare WelsbyGreen
Natalia KubicaGreen
Andrew WalkleyGreen

Stamp Duty & Affordability Calculator

Stamp duty on median price (£441,250)

£9,562

Standard buyer

£812

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for W7 2EB

Full postcodeW7 2EB
Postcode districtW7
BoroughLondon Borough of Ealing
WardHanwell Broadway
Latitude51.504485
Longitude-0.330220
Parliamentary constituencyEaling Southall
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