North Hanwell · Ealing · Ealing North constituency · 51.51522, -0.34297

W7 3BW— North Hanwell, Ealing

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

The family fortress

 

Schools 100%Safety 75/100Transport 45/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
62
Safety
75
Schools
95
Transport
45
Environment
61
Investment
40

The bottom line

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

The catches: 51 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

W7 3BW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+18.6% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for W7 3BW

🛡️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 3BW 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 · 6 min walk

KS2: 106.0

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 6 min walk

P8: +0.65A8: 55.1

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

62.9 incidents per 1,000 residents

Better than 52% of London
↑ Rising 12800.0%

-14% vs borough

Crime by type

Anti-social behaviour25%
Other25%
Violence & sexual offences20%
Vehicle crime9%
Burglary9%
Theft5%
Drug offences3%
Robbery3%

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) · 2.0km

Crime is 3% 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£7,830/m²
Price per ft²£727/ft²
Avg floor area70 m²

EPC breakdown

C
2%
D
4%

Based on 6 properties · Confidence: low

Street mix

Flat 100%

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£175,000
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)
Roof(another dwelling above)
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

1997–2026 · CAGR

+5.7%

Total change

+405%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.3%

per year

Acceleration

+16.41

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 11 sales

Property Type Mix

Total: 11 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1997£108k£108k+0%1
Post-dot-com plateau2002–2002£205k£205k+0%1
Pre-crash peak2006–2007£156k£250k+60%1
Help-to-Buy recovery2014–2015£410k£420k+2.4%1
Brexit uncertainty2018–2018£460k£460k+0%1
Pandemic surge2020–2021£455k£488k+7.1%1
Rate-rise correction2023–2023£477k£477k+0%1
Current market2026–2026£545k£545k+0%1

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
5.8 min walk
Hanwell

Nearby stations

Hanwell Rail StationElizabeth line
6 min walk
HanwellNational Rail
6 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
20 min walk
Boston Manor Underground StationPiccadilly
31 min walk
Northfields Underground StationPiccadilly
33 min walk
No bus stops within 400m

33

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge53 min ↑
Victoria56 min ↑
Waterloo ★51 min
Canary Wharf54 min ↑
City54 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

7

Car parks (800m)

3

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park220m
Santander docks (800m)0
Nearest cycle dock7.5 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 AONB63% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 4.9 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

PALLIATIVE CARE CONSULTANTS

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

11 min walk

2

GPs within 1km

1

Dentists within 1km

Nearest hospitalEaling Hospital · 871 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Viaduct (748 m)

Nearest supermarketEast Europe Food · 431 m
2 tennis courts

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)

813m

Post office

Nearby shops

Bulldog Food and Wine396 m
Costcutter396 m
P J News401 m
Pitshanger Bakery403 m

Nearby cafes

Bobacha396 m
The Cuckoo401 m
Cafesa428 m
The Burrow Cafe503 m

Nearby restaurants

Chicken Land397 m
Hasoun Grill400 m
The Burger Depot400 m
Punjabi Kitchen442 m

Nearby pubs

The Viaduct748 m
The Duke of York763 m
The Kings Arms826 m
Lavins867 m

Nearby gyms

The Abu Halima Centre906 m
Gold's Gym919 m

Nearby pharmacies

Remedy Pharmacy399 m
Touchwood Pharmacy815 m
Church Pharmacy893 m

Nearby health

Skyline Medical Clinic420 m
Hanwell Dental Centre807 m
Cuckoo Lane Practice812 m
Moorfield At Ealing Hospital850 m
Food hygiene (5-star)44% of 41

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

40

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 score16/100
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

41.4

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,991m
Crossrail 2 route13,266m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,085 nationally

2,050

Est. population

9,942/km²

67%

Employed

56%

Degree educated

£49,800

Median income

4.7%

Claimant rate

SuburbanHigh densityEstablished mixed

39

Community stability

Age profile

24%
20%
25%
19%
Under 1824%
18–3420%
35–4925%
50–6419%
65+12%

Tenure

23%
23%
35%
16%
Own outright23%
Own (mortgage)23%
Private rent35%
Social rent16%
Shared ownership4%
Rent free0%

Ethnicity

37%
26%
15%
White British37%
White Other26%
Asian15%
Black8%
Mixed8%
Other6%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine12%
No car household31%
Unemployed4%
No qualifications10%

Housing tenure (Census 2021)

Private rent35%
Social rent16%

vs. London

Income vs London+18.6%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
8
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
36 homes · (Manor House School), 16, (Manor House School), 16, Golden Manor, Hanwell, W7 3EG
Pipeline pressure
NONE

Named schemes (500m)

(Manor House School), 16, (Manor House School), 16, Golden Manor, Hanwell, W7 3EG36 homes
completed
89, 89, CHURCH ROAD, W714 homes
completed
12 Golden Manor, Golden Manor, London, W7 3EE9 homes
completed
178 Church Road, Church Road, London, W7 3BP4 homes
completed
Garages Rear, Grove Avenue, London, W7 3EP4 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 3BW

Full postcodeW7 3BW
Postcode districtW7
BoroughLondon Borough of Ealing
WardNorth Hanwell
Latitude51.515223
Longitude-0.342971
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
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