sign in sign up
<<
Home , Chiswick, Ealing, Hanwell, London Borough of Ealing, Park Royal, Southall

development amid wider regeneration across West . This undiscovered attracting hotspot is new 2020/2021 Focus on:

knightfrank.com/research FOCUS ON: HANWELL 2020

FOCUS ON: HANWELL

Improvements to transport infrastructure and a healthy pipeline of new homes will help drive demand.

est London offers plenty of scope through , and Hanwell. London, combined with its ample W for regeneration, and developers Data from the ONS, which tracks access to green space, including are now looking further afield as major migration around the UK, shows a 22% parks, gardens and woodland, make infrastructure projects like Crossrail join increase in the number of people moving it a popular destination for young up outer with . into Ealing over the last five years alone. professionals as well as families. One such area is Hanwell in the More than two thirds of movers to Room for growth . Primed to Ealing identified in the ONS data were benefit from the launch of Crossrail, Despite this, the borough remains under the age of 35, for example, while services from Hanwell Station in Zone relatively affordable. Over the past decade, analysis of households currently living 4 on the Elizabeth Line to house prices in Ealing have increased 70%, in Ealing shows that just over half Court Road will take just 19 minutes on par with London overall, but outpacing can be classified into a few household down from 55 minutes currently, while nearby borough (64%). types, showing them to generally be the commute to will take However, average house prices in Ealing successful high-earning families, or 31 minutes down from just over an hour. of £480,254 remain just below the London ambitious 20-30-year olds renting in As well as improved transport links, this average of £484,864, and 45% below highly commutable areas. is also a pocket of London which already Richmond Upon Thames’s £694,885. The number of households located has access to some of the top performing Since Crossrail was confirmed in in the borough is projected to grow schools in London, as well as thousands 2008, our analysis of property within a 1.4% between 2018-2028 to 125,329. of acres of green space. Against this 20-minute walk of Hanwell Station shows The Authority backdrop and considering its appeal as a house prices have increased by 61%. forecasts that the overall population leafy with period housing, Hanwell The relative affordability of homes of Ealing will grow 12% over the could outperform Knight Frank's forecasts in Ealing compared to other parts of next decade. for Greater London house prices.

Regeneration Fig 1. West London property values Some 1,847 new homes sit in the planning Average sales price, last 12 months pipeline for Hanwell, within 1.5km of Hanwell Station, with 501 of those currently under construction. The wider improvements in the area include a refurbished Grade II listed station building in preparation for the Elizabeth line, hundreds of new homes near the Flight of 7 locks along the , which has a towpath popular with walkers and cyclists, and the £116m regeneration of the High Lane Estate. Hanwell is also poised to benefit from large scale regeneration across Acton West London, such as the £26bn regeneration of nearby Old Oak and in Acton, as well as the ongoing development of the former BBC Television Centre and the wider White Source: Knight Frank Research / Land Registry City area, which is creating a ripple effect

2 FOCUS ON: HANWELL 2020

being surrounded by more established areas with existing high-end food and HANWELLHANWELL ININ HANWELL NNUU MBERMBERSS IN NUMBERS retail offerings such as Ealing, HANWELLHANWELL IN IN N NUUMBERMBERSS and Richmond. Hanwell is a fifteen- minute bus ride away from Ealing’s Dickens Yard, a new leisure spot with bars, restaurants and shops. in Hounslow, located a mile and a half south of Hanwell, is also 6161%% 7070%% undergoing3,3003,300 widescale regeneration, PricePrice increaseincrease forfor homeshomes locatedlocated withinwithin aa ProportionProportion ofof peoplepeople movingmoving toto EalingEaling AcresAcres3,300 ofof greengreen spacespace Price increase 61for61 homes%% located within a Proportion of70 people70% moving% to Ealing Acres3,300 of green space Price2020 minmin increase radiusradius offorof Hanwell Hanwellhomes located StationStation sincewithinsince a Proportionagedaged upup of totopeople 3535 yearsyears moving inin 20182018 to Ealing with 140,000Acresin in ofsquare Ealing Ealinggreen spacefeet of new retail 2020 min min radius radius of of Hanwell Hanwell Station Station since since agedaged up up to to 35 35 years years in in 2018 2018 inin Ealing Ealing HANWELL IN NU MBERS CrossrailCrossrail waswas announcedannounced inin 20082008 CrossrailCrossrail was was announced announced in in 2008 2008 and leisure space planned for its high street. This will include shops, bars and restaurants split across approximately 40 ELIZELIZAABETHBETH LLIINNEE units. Dock, an existing but ELIZELIZAABETHBETH L LININEE neglected mooring on the , will be revived with 24-hour moorings, 61% 70% 3,3007373 1919 minsmins and lined with501501 restaurants, and Price increase for homes located within a Proportion of people moving to Ealing OutstandingOutstandingAcres of73 oror73 green GoodGood space primaryprimary andand JourneyJourney19 19timetime ononmins mins thethe ElizabethElizabeth LineLine NewNew homeshomes501 underunder constructionconstruction 20 min radius of Hanwell Station since aged up to 35 years in 2018 OutstandingOutstandingin or orEaling Good Good primary primary and and JourneyJourney time time on on the the Elizabeth Elizabeth Line Line cafes.NewNew Sittinghomes homes501 under adjacent under construction construction will be Waterfront secondarysecondary schoolsschools inin EalingEaling toto TottenhamTottenham CourtCourt RoadRoad withinwithin 1.5km1.5km ofof HanwellHanwell StationStation Crossrail was announced in 2008 secondarysecondary schools schools in in Ealing Ealing toto Tottenham Tottenham Court Court Road Road withinwithin 1.5km 1.5km of of Hanwell Hanwell Station Station HANWELL IN NU MBERS Square, which will establish a dedicated space for outdoor markets, performances and public events.

ELIZABETH LINE Green space and education

Ealing is one of London’s greenest 73 1961 mins% 50170% 3,300 boroughs with 3,300 acres of green space, Outstanding or Good primary and PriceJourney increase time onfor thehomes Elizabeth located Line within a ProportionNew homes of underpeople construction moving to Ealing Acres of green space golf courses, parks, walks, sports facilities secondary schools in Ealing 20 minto Tottenhamradius of Hanwell Court Road Station since withinaged 1.5km up to of 35 Hanwell years inStation 2018 in Ealing and cycle paths. Crossrail was announced in 2008 Hanwell is close to Brent River Park, a curving strip of 988 acres of open space along the Brent Valley, with a zoo, a Economy andELIZ LeisureABETH LINE The Crossrail effect is already leading cricket club, and allotments. Other nearby 61%61% -- PricePrice increaseincrease forfor homehome locatedlocated withinwithin aa 20-minute20-minuteto improvements radiusradius ofof HanwellHanwell around StationStation the sincesince area. CrossrailCrossrail As waswas announcedannouncedgreen inin 20082008 spaces include Lammas Park, Hanwell61%70%70%61% - benefits--Price ProportionPriceProportion increase increase from ofof peopleforpeople proximityfor home home movingmoving located located to toto EalingwithinEaling within a agedaged a20-minute 20-minute upup toto 3535 radius radius yearsyears of inofin Hanwell 20182018Hanwell Station Station since since Crossrail Crossrail was was announced announced in in 2008 2008 70%3,3003,30070% - -Proportion –– Proportion AcresAcres ofof greenofgreen of people people spacespace moving moving inin EalingEaling to to Ealing Ealing aged aged up up wellto to 35 35 asyears years better in in 2018 2018 station buildings, new which has nine floodlit tennis courts, and some major businesses and employers, 3,30019193,300 minsmins – – Acres – –Acres JourneyJourney of of green green timetime space on onspace thethe in Elizabeth Elizabethin Ealing Ealing LineLine toto TottenhamTottenham CourtCourt RoadRoad 1919 mins mins – –Journey Journey19 time timemins on on the the Elizabeth Elizabeth Line Line to to Tottenham Tottenhamticket Court Court halls Road Road and other modernisation, Park, home to Outstanding 73or Good primary and while8282 Crossrail -- OutstandingJourneyOutstanding will time oralsoor on GoodGood the bring Elizabeth primaryprimary another and andLine secondarysecondary schoolsschools inin EalingEalingNew homes501 under construction 8282 - -Outstanding Outstanding or or Good Good primary primary and and secondary secondary schools schools in in Ealing Ealing secondary schools in Ealing 501501 –– NewNewto homeshomes Tottenham underunder Court constructionconstruction Road withinwithin 1.5km1.5km ofof HanwellEaling’sHanwell StationStationwithin five Crossrail1.5km of Hanwell stations, Station including mansion Osterley House. major501501 local – –New New employer, homes homes under under Heathrow construction construction Airport, within within 1.5km 1.5km of of Hanwell Hanwell Station Station Hanwell, are attracting investment and Ealing also has 73 outstanding or to within just over 10 minutes train regeneration projects that are providing good primary and secondary schools in journey, as well as substantially reducing opportunities for jobs, homes and leisure the borough, according to Ofsted. It is commute times from Hanwell into the in the local area. among the top ten boroughs in London City and Canary Wharf. The rise in residential development for highest proportion of GCSE passes in 61% - Price increase for home located within a 20-minute radius of Hanwell Station since Crossrail was announcedHanwell in 2008 is close to Brentford, 70% - Proportion of people moving to Ealing aged up to 35 years in 2018 in Hanwell and across the borough will English and maths, based on state and 3,300 – Acres of green space in Ealing Chiswick and White City with their mix 19 mins – Journey time on the Elizabeth Line to in turn attract more amenities. grammar schools, according to research by 82 - Outstanding or Good primary and secondary schools in Ealing of established and start-up businesses, Hanwell has already seen the launch the Department for Education. 501 – New homes under construction within 1.5km of Hanwell Station including at Chiswick Business of new bars and restaurants over Between 2018-2019, more than 70% Park and along Brentford's 'Golden the past few years, such as the Dodo of pupils at Ealing schools attained a Mile'. The largest employers include Micropub on Boston Road which sells standard pass for maths and English pharmaceutical company GSK, oil and craft beers, and nearby The Green GCSEs, with over half achieving a 'strong' gas firm Tullow Oil and engineering firm W7, while local places to eat include the pass, according to the DfE. Worley. Other major local employers 61% - Price increase for home located within a 20-minute radius of Hanwell Station since Crossrail was announcedfamily-run in 2008 Italian L’oro Di Napoli and This places Ealing above the London 70% - Proportion of people moving to Ealing agedinclude up to 35 Sky years and in 2018 Japanese video game 3,300 – Acres of green space in Ealing gastro pub The Grosvenor. average rate of 68.7% for standard passes 19 mins – Journey time on the Elizabeth Line to Tottenhamdeveloper Court Sega. Road Ealing also houses part 82 - Outstanding or Good primary and secondary schools in Ealing It has the potential to attract further in these subjects and the average of the Park Royal industrial estate. 501 – New homes under construction within 1.5km of Hanwell Station investment, while also benefiting from rate of 64.9%.

3 Imperial College at White City When it opens the Crossrail route will Central and District Lines, and currently is only five miles away while other cover more than 62 miles from Reading operates a high-speed Elizabeth Line nearby London universities include the in the west, through new tunnels below service to Station. University of West London which has London, to Shenfield and via Outlook campuses in Ealing and Brentford. Canary Wharf in the east. Along the way, it will take in Hanwell, Knight Frank forecasts house prices in Connectivity Acton Main Line, Ealing Broadway, West Greater London will climb 14% between Hanwell Station will be served by the Ealing and Southall stations. With five 2020 and 2025. Hanwell remains for now new Elizabeth Line, offering high speed stations on the Elizabeth Line, Ealing will a lesser known London suburb which is services direct to central London every have more access to Crossrail than any poised to gain from its access to Crossrail. five minutes at peak times. International other London borough apart from Newham Despite being less well established than travel from Heathrow will be easily in which also has five. its neighbours, it is set to benefit from the accessible. Travel to Hanwell is also close to several high-quality new development slated for will take 11 minutes, down from 40 underground tube stops, including the next five years in its surrounds, which currently, while commuting to Bond Northfields and which are in turn will attract more investment and Street will take 17 minutes, down from served by the and Ealing raise its profile. 45 minutes. Broadway to the east, which is on the

Fig 2. Transport enhancements Journey times from Hanwell Main Line Station to…*

BOND STREET LIVERPOOL STREET CANARY WHARF HEATHROW T2/T3 17 MINS 24 MINS 31 MINS 11 MINS

Source: Knight Frank Research *once Elizabeth Line is operational

We like questions, if you've got one about our research, or would like some property advice, we would love to hear from you.

Research New Homes

Anna Ward Emma Fletcher-Brewer Seb Warner +44 20 3861 6991 Tel +44 20 7861 1705 +44 20 7861 5426 [email protected] [email protected] [email protected]

Front cover image courtesy of FABRICA

Knight Frank Research Knight Frank Research provides strategic advice, consultancy services and forecasting to a wide range of clients worldwide including developers, investors, funding organisations, corporate institutions and the public sector. All Reports are available at our clients recognise the need for expert independent advice customised to their specific needs. © Knight Frank LLP 2021. Terms of use: This report is published for general information only and not to be relied upon in any way. All knightfrank.com/research information is for personal use only and should not be used in any part for commercial third party use. By continuing to access the report, it is recognised that a licence is granted only to use the reports and all content therein in this way. Although high standards have been used in the preparation of the information, analysis, views and projections presented in this report, no responsibility or liability whatsoever can be accepted by Knight Frank LLP for any loss or damage resultant from any use of, reliance on or reference to the contents of this document. As a general report, this material does not necessarily represent the view of Knight Frank LLP in relation to particular properties or projects. The content is strictly copyright and reproduction of the whole or part of it in any form is prohibited without prior written approval from Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.