North Hanwell · Ealing · Ealing North constituency · 51.51240, -0.33956

W7 3EA— North Hanwell, Ealing

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

The family fortress

 

Bottom 25% LondonSchools 100%Safety 75/100Transport 53/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
69
Safety
75
Schools
100
Transport
53
Environment
58
Investment
41

The bottom line

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

The catches: 47 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 3EA

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 3EA

🛡️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 3EA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Joseph's Catholic Primary School

Not yet inspected · 3 min walk

KS2: 109.4

★★★

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 · 29 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) · 1.8km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,747/m²
Price per ft²£441/ft²
Avg floor area111.3 m²

EPC breakdown

B
1%
C
4%
D
8%
E
6%
F
1%

Based on 20 properties · Confidence: medium

Street mix

Semi 59%Terraced 18%Flat 24%

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£278,250
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

+3.7%

Total change

+197%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.0%

per year

Acceleration

+73.37

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 34 sales

Property Type Mix

Total: 34 sales

Semi-detached58.8%
Terraced17.6%
Flat/maisonette23.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£185k£175k-5.4%2
Post-dot-com plateau2001–2004£450k£320k-28.8%1.2
Pre-crash peak2005–2006£250k£623k+149%1.5
GFC & correction2010–2012£290k£292k+0.7%1.5
Help-to-Buy recovery2013–2016£280k£1.11m+297.7%1
Brexit uncertainty2017–2019£608k£700k+15.2%1.5
Pandemic surge2021–2021£1.10m£1.10m+0%4
Rate-rise correction2022–2022£1.36m£1.36m+0%1
Current market2024–2025£500k£550k+10%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.2% alpha

Semi-detached-1.2% α
Local
7.2%
District
8.4%

CAGR over 25yr 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
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

Hanwell Rail StationElizabeth line
1 min walk
HanwellNational Rail
1 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
17 min walk
Boston Manor Underground StationPiccadilly
27 min walk
Northfields Underground StationPiccadilly
28 min walk
No bus stops within 400m

54

Walkability score

152

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge49 min ↑
Victoria54 min ↑
Waterloo ★47 min
Canary Wharf50 min ↑
City50 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

15

Car parks (800m)

2

EV chargers (800m)

Nearest car park236m
Santander docks (800m)0
Nearest cycle dock7.2 km

Nearby car parks

🅿️
George Street Car Park
486m

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
NoiseMEDIUM
rail · Rail Lden: 55 dB
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.0 km away✗ Not Green Belt✗ Not AONB54% green spaceTree canopy: 34%
More green space than 97% of London

Nearest SSSI: Syon Park SSSI — 4.5 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

8 min walk

5

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalEaling Hospital · 674 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

16

Restaurants (800m)

12

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Duke of York (390 m)

Nearest supermarketHanwell Local · 220 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)

417m

Post office

Nearby shops

Londis218 m
Pan's Cake Shop288 m
Pitshanger Bakery310 m
P J News320 m

Nearby cafes

Cafesa259 m
The Cuckoo335 m
Mama's389 m
Clock Tower Cafe391 m

Nearby restaurants

Punjabi Kitchen237 m
The Burger Depot354 m
Hasoun Grill358 m
Chicken Land372 m

Nearby pubs

The Duke of York390 m
The Kings Arms441 m
The Viaduct462 m
Lavins474 m

Nearby gyms

Gold's Gym526 m
The Abu Halima Centre529 m
West Middlesex Lawn Tennis Club793 m

Nearby pharmacies

Remedy Pharmacy331 m
Touchwood Pharmacy431 m
Church Pharmacy500 m

Nearby health

Skyline Medical Clinic271 m
Hanwell Dental Centre423 m
Cuckoo Lane Practice428 m
Moorfield At Ealing Hospital630 m
Food hygiene (5-star)48% of 112

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

41

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 score21/100
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

57.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,719m
Crossrail 2 route12,911m

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)
7
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
17
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)
387
Largest scheme
333 homes · 75-117 Boston Road, Boston Road, London, W7 3SA
Pipeline pressure
NONE

Named schemes (500m)

144-156 Uxbridge Road, 144-156, Uxbridge Road, London, W7 3TB43 homes
completed
(Manor House School), 16, (Manor House School), 16, Golden Manor, Hanwell, W7 3EG36 homes
completed
Heath Lodge, Heath Lodge 3, Church Road, London, W7 3HP28 homes
completed
08-Nov, 8-11, York Avenue, London, W7 3HY22 homes
completed
4-14 Shakespeare Road, 4-14, Shakespeare Road, London, W7 1LR22 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 3EA

Full postcodeW7 3EA
Postcode districtW7
BoroughLondon Borough of Ealing
WardNorth Hanwell
Latitude51.512405
Longitude-0.339557
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