Hanwell Broadway · Ealing · Ealing Southall constituency · 51.50563, -0.33696

W7 2ET— Hanwell Broadway, Ealing

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

The family fortress

 

Schools 100%Safety 83/100Transport 44/100Yield 3.59%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Balanced area — no standout strengths or weaknesses

Liveability
67
Safety
83
Schools
60
Transport
44
Environment
55
Investment
49

The bottom line

W7 2ET offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines; 48 min to victoria — above average for this zone and 8 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

W7 2ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+15.2% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for W7 2ET

🛡️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 2ET has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St Mark's Primary School

Not yet inspected · 4 min walk

KS2: 110.9

—

Secondary

Elthorne Park High School

Not yet inspected · 10 min walk

P8: +0.48A8: 57.3

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 32 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

50.8 incidents per 1,000 residents

Better than 62% of London
→ Stable

-31% vs borough

Crime by type

Violence & sexual offences31%
Other29%
Anti-social behaviour19%
Vehicle crime10%
Burglary6%
Drug offences4%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.8km

Crime is 22% below London average

Property

Prices, sales volume and market trends

Avg floor area67.9 m²

EPC breakdown

C
14%
D
3%
E
2%

Based on 19 properties · Confidence: medium

Street mix

Semi 15%Terraced 20%Flat 65%

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 yield855 kWh/kWp/yr
Rebuild cost estimate£169,750
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsSolid brick, as built, no insulation (assumed)
RoofAverage thermal transmittance 0.16 W/m²K
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2020 · CAGR

+8.6%

Total change

+560%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.6%

per year

Acceleration

+65.28

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £450k–£500k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached15.8%
Terraced21.1%
Flat/maisonette63.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£79k£105k+33.7%2
Post-dot-com plateau2002–2003£157k£149k-5.4%2.5
Pre-crash peak2006–2006£223k£223k+0%2
GFC & correction2010–2011£215k£242k+12.6%1
Help-to-Buy recovery2014–2015£70k£465k+564.2%1
Brexit uncertainty2017–2019£895k£450k-49.7%1.5
Pandemic surge2020–2020£520k£520k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-3.4% alpha

Flat/maisonette-3.4% α
Local
5.3%
District
8.7%

CAGR over 1yr 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
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Hanwell Rail StationElizabeth line line
8.4 min walk
Hanwell

Nearby stations

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

58

Walkability score

215

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

16

Car parks (800m)

7

EV chargers (800m)

Total spaces (800m)24
Nearest car park294m
Santander docks (800m)0
Nearest cycle dock7.0 km

Nearby car parks

🅿️
George Street Car Park
294m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.9 km away✗ Not Green Belt✗ Not AONB45% green spaceTree canopy: 70%
More green space than 94% of London

Nearest SSSI: Syon Park SSSI — 3.8 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

PALLIATIVE CARE CONSULTANTS

MEADOW HOUSE HOSPICE, EALING HOSPITAL, UXBRIDGE ROAD, UB1 3HW

8 min walk

5

GPs within 1km

4

Dentists within 1km

3

Care homes (1km)

Nearest hospitalEaling Hospital · 617 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

15

Restaurants (800m)

10

Cafes (800m)

6

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

9

Convenience

Nearest supermarketLidl · 281 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

6

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

370m

Post office

Nearby shops

Tesco Express42 m
Londis149 m
Harveen Food and Wine258 m
Price Cutter320 m

Nearby cafes

Emath Cafe200 m
The Little Wonder227 m
Big Bites Cafe335 m
Momentum345 m

Nearby restaurants

W7 Emporium99 m
Heart And Soul209 m
The Golden Chip236 m
Royal Restaurant293 m

Nearby pubs

Village Inn34 m
Prince of Wales86 m
Dodo126 m
The Green W7248 m

Nearby gyms

The Abu Halima Centre247 m
Gold's Gym354 m
Elthorne Sports Centre760 m

Nearby pharmacies

Church Pharmacy385 m
Touchwood Pharmacy531 m
Grosvenor Pharmacy720 m
Pyramid Pharmacy728 m

Nearby health

Cuckoo Lane Practice528 m
Hanwell Dental Centre532 m
Moorfield At Ealing Hospital566 m
Ealing Hospital617 m
Food hygiene (5-star)49% of 110

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

49

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 score20/100
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

40.8

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,474m
Crossrail 2 route12,402m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,901 nationally

2,128

Est. population

14,711/km²

67%

Employed

51%

Degree educated

£48,400

Median income

7.4%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

27%
20%
26%
18%
Under 1827%
18–3420%
35–4926%
50–6418%
65+9%

Tenure

22%
35%
28%
13%
Own outright22%
Own (mortgage)35%
Private rent28%
Social rent13%
Shared ownership2%
Rent free0%

Ethnicity

44%
23%
White British44%
White Other23%
Asian11%
Black11%
Mixed6%
Other5%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine15%
No car household30%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent28%
Social rent13%

vs. London

Income vs London+15.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
3
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)
8

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
380
Largest scheme
333 homes · 75-117 Boston Road, Boston Road, London, W7 3SA
Pipeline pressure
NONE

Named schemes (500m)

75-117 Boston Road, Boston Road, London, W7 3SA333 homes
completed
Cambridge Yard, Cambridge Yard, Cambridge Road, Hanwell, W7 3UP130 homes
completed
Hanwell Locks, Hanwell Locks, St Margaret's Road, Hanwell, W7 2NF73 homes
completed
64-66 And 70-88 Uxbridge Road, Uxbridge Road, London, W7 3SU59 homes
completed
75-117 Boston Road, Boston Road, London, W7 3SA32 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

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Key facts for W7 2ET

Full postcodeW7 2ET
Postcode districtW7
BoroughLondon Borough of Ealing
WardHanwell Broadway
Latitude51.505633
Longitude-0.336965
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