North Hanwell · Ealing · Ealing North constituency · 51.51959, -0.34531

W7 3RL— North Hanwell, Ealing

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

The family fortress

 

Schools 100%Safety 84/100Transport 22/100Yield 3.59%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
52
Safety
84
Schools
60
Transport
22
Environment
57
Investment
43

The bottom line

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

The catches: 60 min to waterloo — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

W7 3RL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-11.2% vs London avg
vs London crime-36.0% vs London avg

Deep-dive guides for W7 3RL

🛡️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 3RL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Mayfield Primary School

Not yet inspected · 3 min walk

KS2: 105.1

—

Secondary

The Cardinal Wiseman Catholic School

Not yet inspected · 10 min walk

P8: +0.83A8: 58.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 26 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

41.4 incidents per 1,000 residents

Better than 70% of London
→ Stable

-43% vs borough

Crime by type

Anti-social behaviour30%
Violence & sexual offences27%
Other16%
Vehicle crime12%
Burglary10%
Drug offences3%
Robbery1%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 2.2km

Crime is 36% below London average

Property

Prices, sales volume and market trends

Avg floor area80.2 m²

EPC breakdown

C
3%
D
8%

Based on 11 properties · Confidence: medium

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£200,500
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
WallsSystem built, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,738
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2000–2006 · CAGR

+3.6%

Total change

+24%

Market Activity

Price Velocity & Acceleration

Current Velocity

-19.2%

per year

Acceleration

-31.30

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £100k–£125k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£85k£85k+0%1
Post-dot-com plateau2003–2004£116k£130k+12.1%1
Pre-crash peak2006–2006£105k£105k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100

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
11.7 min walk
Hanwell

Nearby stations

Hanwell Rail StationElizabeth line
12 min walk
HanwellNational Rail
12 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
23 min walk
Perivale Underground StationCentral
30 min walk
Greenford Underground StationCentral
32 min walk
No bus stops within 400m

13

Walkability score

21

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

4

Car parks (800m)

2

EV chargers (800m)

1

Fast chargers (800m)

Nearest car park563m
Santander docks (800m)0
Nearest cycle dock7.7 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: 12.4 km away✗ Not Green Belt✗ Not AONB50% green spaceTree canopy: 70%
More green space than 95% of London

Nearest SSSI: Syon Park SSSI — 5.4 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

PALLIATIVE CARE CONSULTANTS

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

17 min walk

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalEaling Hospital · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

33

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Chicken Land (726 m)

Nearest supermarketDrayton Manor High School PTA car boot · 778 m
3 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)

456m

Post office

Nearby shops

Bulldog Food and Wine714 m
Costcutter719 m
P J News768 m
Pitshanger Bakery777 m

Nearby cafes

Bobacha704 m
The Cuckoo757 m
Cafesa834 m
The Burrow Cafe837 m

Nearby restaurants

Chicken Land726 m
Hasoun Grill739 m
The Burger Depot743 m
Punjabi Kitchen861 m

Nearby pharmacies

Kings Pharmacy641 m
Remedy Pharmacy758 m

Nearby health

Dental Surgery (Acre Medical Services)631 m
Skyline Medical Clinic819 m
Food hygiene (5-star)33% of 18

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

E

High street health

Investment

Investment grade, yield and market outlook

43

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

12.5

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,219m
Crossrail 2 route13,636m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,245 nationally

1,618

Est. population

30,000/km²

49%

Employed

34%

Degree educated

£37,300

Median income

8.1%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

46

Community stability

Age profile

34%
18%
19%
18%
Under 1834%
18–3418%
35–4919%
50–6418%
65+10%

Tenure

21%
16%
49%
Own outright21%
Own (mortgage)16%
Private rent13%
Social rent49%
Shared ownership1%
Rent free1%

Ethnicity

17%
27%
26%
White British17%
White Other12%
Asian27%
Black26%
Mixed9%
Other9%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine20%
No car household32%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Social rent49%
Private rent13%

vs. London

Income vs London-11.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
7
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
16
Largest scheme
15 homes · Derelict Carpark Located At Corner Of, Derelict Car Park at the corner of, Hanway Road, London, W7 3RS
Pipeline pressure
NONE

Named schemes (500m)

Derelict Carpark Located At Corner Of, Derelict Car Park at the corner of, Hanway Road, London, W7 3RS15 homes
completed
148, 148, Studland Road, Hanwell, W7 3QZ3 homes
completed
Lnd adj 19, Lnd adj 19, Beresford Avenue, Hanwell, W72 homes
completed
70, 70, Mayfield Gardens, Hanwell, W7 3RH2 homes
completed
74, 74, Mayfield Gardens, Hanwell, W7 3RH2 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 3RL

Full postcodeW7 3RL
Postcode districtW7
BoroughLondon Borough of Ealing
WardNorth Hanwell
Latitude51.519590
Longitude-0.345306
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