North Hanwell · Ealing · Ealing North constituency · 51.52214, -0.34224

W7 3AE— North Hanwell, Ealing

Location and area intelligence for W7 3AE, North Hanwell, Ealing

The family fortress

 

Schools 100%Safety 84/100Transport 25/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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

Liveability
58
Safety
84
Schools
90
Transport
25
Environment
60
Investment
38

The bottom line

W7 3AE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 60 min to waterloo — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

W7 3AE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.6% vs London avg
vs London crime-37.0% vs London avg

Deep-dive guides for W7 3AE

🛡️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 3AE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Brentside Primary School

Good · Inspected Feb 2024 · 6 min walk

KS2: 107.9

—

Secondary

Brentside High School

Not yet inspected · Inspected Apr 2025 · 6 min walk

P8: -0.03A8: 46.0

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

40.7 incidents per 1,000 residents

Better than 70% of London
→ Stable

-44% vs borough

Crime by type

Other31%
Violence & sexual offences20%
Anti-social behaviour17%
Vehicle crime14%
Drug offences9%
Burglary7%
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) · 2.3km

Crime is 37% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

W7 district median

£525,000

Based on 163 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£8,387/m²
Price per ft²£779/ft²
Avg floor area76.9 m²

EPC breakdown

C
7%
D
15%
E
7%

Based on 29 properties · Confidence: medium

Street mix

Semi 50%Terraced 12%Detached 2%Flat 31%Other 5%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£192,250
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
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

1995–2024 · CAGR

+7%

Total change

+612%

Market Activity

Price Velocity & Acceleration

Current Velocity

+46.3%

per year

Acceleration

+54.05

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 40 sales

Property Type Mix

Total: 40 sales

Detached2.5%
Semi-detached52.5%
Terraced12.5%
Flat/maisonette32.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£165k+93.5%2
Post-dot-com plateau2002–2004£217k£203k-6.6%3.3
Pre-crash peak2005–2007£179k£234k+30.7%1.3
GFC & correction2011–2012£332k£221k-33.4%2.5
Help-to-Buy recovery2014–2016£400k£465k+16.3%1.7
Brexit uncertainty2018–2019£500k£450k-10%1
Pandemic surge2021–2021£415k£415k+0%1
Current market2024–2024£607k£607k+0%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
7.1%
District
7.1%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
14 min walk
Castle Bar Park

Nearby stations

Castle Bar ParkNational Rail
9 min walk
Hanwell Rail StationElizabeth line
15 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
23 min walk
Perivale Underground StationCentral
26 min walk
Greenford Underground StationCentral
28 min walk
No bus stops within 400m

17

Walkability score

12

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria64 min ↑
Waterloo ★60 min
Canary Wharf63 min ↑
City63 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

5

Car parks (800m)

4

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park470m
Santander docks (800m)0
Nearest cycle dock7.6 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: 12.2 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 5.6 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): 1

Landslide susceptibility: Low

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

OLDFIELD FAMILY PRACTICE

285 GREENFORD ROAD, UB6 8RA

14 min walk

91%

Recommend GP

91%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalEaling Hospital · 1.6 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

43

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Chicken Land (823 m)

Nearest supermarketDrayton Manor High School PTA car boot · 474 m
1 tennis courts

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)

125m

Post office

Nearby shops

Bulldog Food and Wine808 m
Costcutter815 m
P J News880 m
Pitshanger Bakery891 m

Nearby cafes

Bobacha794 m
The Cuckoo864 m
Cafesa960 m
Everyone Active Cafe1.1 km

Nearby restaurants

Chicken Land823 m
Hasoun Grill840 m
The Burger Depot844 m
Punjabi Kitchen993 m

Nearby pharmacies

Remedy Pharmacy867 m

Nearby health

Dental Surgery (Acre Medical Services)295 m
Skyline Medical Clinic943 m
Food hygiene (5-star)52% of 21

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

38

Investment score

Weak

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months0

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

4/100

Velocity score

Future outlook

40.1

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,055m
Crossrail 2 route13,579m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,889 nationally

1,720

Est. population

8,819/km²

61%

Employed

43%

Degree educated

£49,800

Median income

7.9%

Claimant rate

SuburbanHigh densityOwner occupiers / families

50

Community stability

Age profile

28%
15%
23%
19%
14%
Under 1828%
18–3415%
35–4923%
50–6419%
65+14%

Tenure

36%
33%
26%
Own outright36%
Own (mortgage)33%
Private rent26%
Social rent4%
Shared ownership1%
Rent free0%

Ethnicity

33%
30%
15%
White British33%
White Other30%
Asian15%
Black8%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine19%
No car household24%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent26%
Social rent4%

vs. London

Income vs London+18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
1
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
Largest scheme
40 homes · GARAGES & LAND R/O CURLEW COURT, GARAGES & LAND R/O CURLEW COURT, GURNELL GROVE, W13 0AH
Pipeline pressure
NONE

Named schemes (500m)

St. Christopher's Church, ST CHRISTOPHERS VICARAGE, Hillyard Road, London, W7 1BH40 homes
completed
Derelict Carpark Located At Corner Of, Derelict Car Park at the corner of, Hanway Road, London, W7 3RS15 homes
completed
367-369 Greenford Avenue, Greenford Avenue, London, W7 1JJ5 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 3AE

Full postcodeW7 3AE
Postcode districtW7
BoroughLondon Borough of Ealing
WardNorth Hanwell
Latitude51.522136
Longitude-0.342245
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