Hanwell Broadway · Ealing · Ealing Southall constituency · 51.50325, -0.33694

W7 2LU— Hanwell Broadway, Ealing

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

The family fortress

 

Schools 100%Safety 83/100Transport 41/100Low yield 3.09%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

Compare areas

Lopsided profile — strong safety but weak transport

Liveability
66
Safety
83
Schools
60
Transport
41
Environment
67
Investment
44

The bottom line

W7 2LU offers exceptional schools (100% Good/Outstanding) and low crime at £609,250 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 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 2LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+17.2% vs London avg
vs London income+15.2% vs London avg
vs London crime-22.0% vs London avg

Deep-dive guides for W7 2LU

🛡️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 2LU 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 · 6 min walk

KS2: 110.9

—

Secondary

Elthorne Park High School

Not yet inspected · 8 min walk

P8: +0.48A8: 57.3

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 33 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

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

Crime is 22% 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.

£609,250

Median sale price

Above London median by 17%

£609,250 is 17% above the London median (£520,000)

-6.2%

This year

Terraced

Dominant type

Price history

5-year change
-8.0%
Sales (24 months)6
New build0.0%
Avg terraced£716,750
Avg flat£576,500
Price per m²£7,503/m²
Price per ft²£697/ft²
Avg floor area80.5 m²

EPC breakdown

C
14%
D
36%
E
11%
G
3%

Based on 64 properties · Confidence: high

Street mix

Semi 19%Terraced 54%Detached 3%Flat 25%

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£17,962
First-time buyerFTB
£9,212
Additional propertyBTL/2nd
£36,240

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

12.6×

Price-to-income

£3,048/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield855 kWh/kWp/yr
Rebuild cost estimate£201,250
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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+682%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.1%

per year

Acceleration

-5.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £250k–£300k · 118 sales

Property Type Mix

Total: 118 sales

Detached2.5%
Semi-detached17.8%
Terraced54.2%
Flat/maisonette25.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£78k£209k+169.1%4.7
Post-dot-com plateau2001–2004£150k£270k+80.1%5.5
Pre-crash peak2005–2007£250k£277k+10.9%5.7
GFC & correction2008–2012£393k£325k-17.3%2.2
Help-to-Buy recovery2013–2016£298k£802k+169.7%3.5
Brexit uncertainty2017–2019£618k£480k-22.3%2
Pandemic surge2020–2021£376k£662k+76.1%5.5
Rate-rise correction2022–2023£821k£667k-18.8%2
Current market2024–2025£655k£609k-7.1%3.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Weakest performer

Terraced

+0.7% alpha

Flat/maisonette+1.3% α
Local
6.5%
District
5.2%
Semi-detached+1% α
Local
9.1%
District
8.1%
Terraced+0.7% α
Local
7.7%
District
7%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

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
11.5 min walk
Hanwell

Nearby stations

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

45

Walkability score

141

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

12

Car parks (800m)

6

EV chargers (800m)

Total spaces (800m)24
Nearest car park243m
Santander docks (800m)0
Nearest cycle dock7.0 km

Nearby car parks

🅿️
George Street Car Park
549m

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

Aircraft noise

-3.4028234663852886e+38 dBLOW

Heathrow Lden

DEFRA Round 4 noise contours. Lden = day-evening-night weighted average.

Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.9 km away✗ Not Green Belt✗ Not AONB84% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 3.6 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

10 min walk

5

GPs within 1km

3

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEaling Hospital · 752 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

15

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

6

Sports (1km)

2

Convenience

Nearest supermarketLidl · 543 m
3 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

3

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

635m

Post office

Nearby shops

Harveen Food and Wine254 m
British Food and Wine Store261 m
The Boston News275 m
Tesco Express306 m

Nearby cafes

Emath Cafe237 m
The Little Wonder490 m
Big Bites Cafe597 m
Momentum608 m

Nearby restaurants

Kone264 m
Boston Pizza272 m
New Shanghai Blues272 m
W7 Emporium361 m

Nearby pubs

Village Inn296 m
Prince of Wales345 m
Dodo389 m
The Fox458 m

Nearby gyms

The Abu Halima Centre510 m
Elthorne Sports Centre555 m
Gold's Gym608 m

Nearby pharmacies

Church Pharmacy641 m
Pyramid Pharmacy690 m
Touchwood Pharmacy786 m
Grosvenor Pharmacy902 m

Nearby health

Moorfield At Ealing Hospital715 m
Elthorne Park Surgery743 m
Ealing Hospital752 m
Cuckoo Lane Practice784 m
Food hygiene (5-star)50% of 102

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

44

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
3.1% (average)London avg: 3.8%Below average yield — bottom 60%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

50

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,457m
Crossrail 2 route12,277m

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%
Price vs London+17.2%

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)
2
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
11
Local approval rate
0%
Borough approval rate
24%
Historic landfill (400m)
1
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
75-117 Boston Road, Boston Road, London, W7 3SA32 homes
completed
1 Lambourn Close, 1, Lambourn Close, London, W7 2LN16 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 (£609,250)

£17,962

Standard buyer

£9,212

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 2LU

Full postcodeW7 2LU
Postcode districtW7
BoroughLondon Borough of Ealing
WardHanwell Broadway
Latitude51.503249
Longitude-0.336936
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