North Hanwell · Ealing · Ealing North constituency · 51.51488, -0.33892

W7 3EY— North Hanwell, Ealing

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

The family fortress

 

Schools 100%Safety 84/100Transport 50/100Yield 3.59%

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
68
Safety
84
Schools
95
Transport
50
Environment
60
Investment
48

The bottom line

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

The catch: 47 min to waterloo — above average for this zone.

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Location

W7 3EY

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+18.6% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for W7 3EY

🛡️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 3EY 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 · 3 min walk

KS2: 106.0

★★★

Secondary

Drayton Manor High School

Outstanding · Inspected Nov 2023 · 3 min walk

P8: +0.65A8: 55.1

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 29 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.3 incidents per 1,000 residents

Better than 70% of London
→ Stable

-44% vs borough

Crime by type

Violence & sexual offences31%
Other26%
Anti-social behaviour16%
Vehicle crime8%
Drug offences5%
Theft5%
Burglary5%
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 36% below London average

Property

Prices, sales volume and market trends

Avg floor area129 m²

EPC breakdown

B
2%
C
3%
D
7%
E
3%

Based on 15 properties · Confidence: medium

Street mix

Semi 35%Terraced 35%Flat 31%

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 yield854 kWh/kWp/yr
Rebuild cost estimate£322,500
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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+5.1%

Total change

+329%

Market Activity

Price Velocity & Acceleration

Current Velocity

-15.2%

per year

Acceleration

-90.54

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £500k–£600k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached34.6%
Terraced34.6%
Flat/maisonette30.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£156k£144k-7.7%1.5
Post-dot-com plateau2002–2003£128k£400k+212.5%2
Pre-crash peak2005–2007£270k£550k+103.5%1.5
GFC & correction2008–2012£245k£510k+108.2%1
Help-to-Buy recovery2015–2015£855k£855k+0%2
Brexit uncertainty2019–2019£850k£850k+0%1
Pandemic surge2020–2020£1.22m£1.22m+0%2
Rate-rise correction2022–2023£450k£789k+75.3%1
Current market2024–2024£669k£669k+0%2

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing7
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 StationElizabeth line line
4 min walk
Hanwell

Nearby stations

Hanwell Rail StationElizabeth line
4 min walk
HanwellNational Rail
4 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
16 min walk
Boston Manor Underground StationPiccadilly
29 min walk
Northfields Underground StationPiccadilly
30 min walk
No bus stops within 400m

50

Walkability score

52

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

11

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)20
Nearest car park124m
Santander docks (800m)0
Nearest cycle dock7.2 km

Nearby car parks

🅿️
George Street Car Park
756m

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: 11.9 km away✗ Not Green Belt✗ Not AONB61% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 4.8 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

12 min walk

2

GPs within 1km

3

Dentists within 1km

Nearest hospitalEaling Hospital · 930 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

13

Restaurants (800m)

11

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

4

Sports (1km)

6

Convenience

No pubs within 400m — nearest: The Duke of York (659 m)

Nearest supermarketEast Europe Food · 160 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)

670m

Post office

Nearby shops

P J News118 m
Pitshanger Bakery119 m
Pan's Cake Shop130 m
Costcutter133 m

Nearby cafes

The Cuckoo120 m
Bobacha144 m
Cafesa153 m
Clock Tower Cafe655 m

Nearby restaurants

The Burger Depot125 m
Hasoun Grill126 m
Chicken Land130 m
Punjabi Kitchen176 m

Nearby pubs

The Duke of York659 m
The Kings Arms697 m
Lavins701 m
The Viaduct737 m

Nearby gyms

West Middlesex Lawn Tennis Club680 m
Gold's Gym749 m
The Abu Halima Centre791 m

Nearby pharmacies

Remedy Pharmacy118 m
Touchwood Pharmacy609 m
Church Pharmacy717 m

Nearby health

Skyline Medical Clinic142 m
Hanwell Dental Centre602 m
Cuckoo Lane Practice607 m
Moorfield At Ealing Hospital893 m
Food hygiene (5-star)42% of 88

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

48

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 score19/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

38.8

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,707m
Crossrail 2 route13,000m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,425 nationally

1,476

Est. population

15,335/km²

62%

Employed

52%

Degree educated

£49,800

Median income

6.5%

Claimant rate

SuburbanVery high densityEstablished mixed

48

Community stability

Age profile

27%
16%
25%
18%
13%
Under 1827%
18–3416%
35–4925%
50–6418%
65+13%

Tenure

32%
31%
26%
Own outright32%
Own (mortgage)31%
Private rent26%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

41%
20%
White British41%
White Other20%
Asian12%
Black10%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine15%
No car household31%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Private rent26%
Social rent10%

vs. London

Income vs London+18.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
16
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
13
Largest scheme
59 homes · 64-66 And 70-88 Uxbridge Road, Uxbridge Road, London, W7 3SU
Pipeline pressure
NONE

Named schemes (500m)

(Manor House School), 16, (Manor House School), 16, Golden Manor, Hanwell, W7 3EG36 homes
completed
4-14 Shakespeare Road, 4-14, Shakespeare Road, London, W7 1LR22 homes
completed
35-47, 35-47, Greenford Avenue, Hanwell, W7 1LP15 homes
completed
89, 89, CHURCH ROAD, W714 homes
completed
12 Golden Manor, Golden Manor, London, W7 3EE9 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 3EY

Full postcodeW7 3EY
Postcode districtW7
BoroughLondon Borough of Ealing
WardNorth Hanwell
Latitude51.514877
Longitude-0.338919
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