Focus on: West London - Hanwell 2020/2021 - Knight Frank
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This undiscovered Crossrail hotspot is attracting new
development amid wider regeneration across West London.
Focus on:
knightfrank.com/research
West London
Hanwell
2020/2021
FOCUS ON: HANWELL 2020
FOCUS ON: HANWELL
Improvements to transport infrastructure and a healthy pipeline of
new homes will help drive demand.
W
est London offers plenty of scope through Ealing, Southall and Hanwell. London, combined with its ample
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 suburbs with central London. 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
London Borough of Ealing. 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 Tottenham 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 Hounslow (64%). types, showing them to generally be
the commute to Canary Wharf 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 Greater London Authority
backdrop and considering its appeal as a house prices have increased by 61%. forecasts that the overall population
leafy suburb 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 Grand Union Canal,
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
Park Royal 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
2FOCUS ON: HANWELL 2020
being surrounded by more established
areas with existing high-end food and
H
HA
H A
AN NW
WEE
ELLLL IIN NHANWELL
NNUUM
MBB
BEERRSS IN NUM BE R S
H ANNW
W ELLLL I INN NNUUM
M BEERRSS retail offerings such as Ealing, Chiswick
and Richmond. Hanwell is a fifteen-
minute bus ride away from Ealing’s
Dickens Yard, a new leisure spot with bars,
restaurants and shops.
Brentford in Hounslow, located a
61%
61%
61% 70%
70%
70% 3,300
3,300
3,300
mile and a half south of Hanwell, is also
Price
Priceincrease
increaseforforhomes
homeslocated
locatedwithin
withinaa Proportionof
Proportion ofpeople
peoplemoving
movingto toEaling
Ealing undergoing
Acreswidescale
Acres of
ofgreen regeneration,
greenspace
space
Price
Price
20 increase
20minincrease
min radiusfor
radius ofhomes
for
of homeslocated
Hanwell
Hanwell located
Stationwithin
Station sincea a
within
since Proportion
agedof
Proportion
aged ofpeople
up
up people
to
to moving
moving
35years
35 years totoEaling
in2018
in 2018 Ealing Acres
Acresof
ofgreen
in
in greenspace
Ealing
Ealing space
20 min
minradius
20Crossrail
radiusofofHanwell
HanwellStation
Stationsince
since aged
agedupuptoto3535years
yearsinin2018
2018 with 140,000inin
square
Ealing feet of new retail
Ealing
Crossrail was
was announced
announced in
in2008
2008
Crossrail
Crossrailwas
wasannounced
announcedinin2008
2008
and leisure space planned for its high
street. This will include shops, bars and
restaurants split across approximately 40
ELIZABETH
ELIZABETH LINE
LINE
ELIZABETH
ELIZABETHLINE
LINE units. Workhouse Dock, an existing but
neglected mooring on the River Brent,
3,30073
73 19
1919 mins
mins
mins 501
will be revived with 24-hour moorings,
501
o Ealing Acres of
Outstanding
Outstanding
73
orgreen
or Goodspace
Good primary
primaryand
and Journey
Journeytime
timeon
onthe
theElizabeth
ElizabethLine
Line New
Newhomes
501
and lined with restaurants, pubs and
homesunder
underconstruction
construction
18 Outstanding
Outstanding
secondary
secondaryoror
in Good
Goodprimary
Ealing
schools
schools primary
in and
inEaling
Ealingand Journey
Journey
to time
timeon
onthe
toTottenham
Tottenham Elizabeth
the
Court
Court RoadLine
Elizabeth
Road Line New
New
cafes. homes
homes
Sitting
within
within 1.5kmunder
1.5km underconstruction
construction
adjacent
of
ofHanwell
Hanwellwill be Waterfront
Station
Station
MBERS secondary
secondaryschools
schoolsininEaling
Ealing totoTottenham
TottenhamCourt
CourtRoad
Road within
within1.5km
1.5kmofofHanwell
HanwellStation
Station
Square, which will establish a dedicated
space for outdoor markets, performances
and public events.
Green space and education
Ealing is one of London’s greenest
501
70% 3,300 boroughs with 3,300 acres of green space,
hted
Line
within a New homes
Proportion of under
peopleconstruction
moving to Ealing Acres of green space golf courses, parks, walks, sports facilities
d since
tion within
aged1.5km of35
up to Hanwell Station
years in 2018 in Ealing
n 2008 and cycle paths.
Hanwell is close to Brent River Park,
a curving strip of 988 acres of open space
along the Brent Valley, with a zoo, a
ELIZABETH LINE
Economy and Leisure The Crossrail effect is already leading cricket club, and allotments. Other nearby
61%
61%--Price
Priceincrease
increasefor forhome
homelocated
locatedwithin
withinaa20-minute
20-minute radius
radiusof
to improvements ofHanwell
Hanwell Station
Stationthe
around since
since Crossrail
Crossrail
area. As waswas
wasannounced
announced in
greenin2008
2008
spaces include Lammas Park,
61%
61%---Price
70%
70% Price increase
increase
-Proportion
Proportion of for
forhome
ofpeople
people home located
moving
movinglocated
to within
withinaaged
toEaling
Ealing a20-minute
20-minute
aged up
upto
to35 radius
35 yearsofin
radius
years inHanwell
of Hanwell
2018
2018 Station
Stationsince
sinceCrossrail
Crossrail wasannounced
announcedinin2008
2008
Hanwell benefits from proximity toto
19 mins 501
70%
70%
3,300 - Proportion
- Proportion
3,300––AcresAcresof ofof
ofgreen people
people
greenspace moving
spacein moving
inEaling
Ealing Ealing
to Ealing aged
aged up
upto 35
to 35 years
years in 2018
in 2018
well as better station buildings, new which has nine floodlit tennis courts, and
some3,300
3,300
19major
19 mins
mins– –Acres
Acres ofofgreen
––businesses
Journey
Journey green
time space
timeand
onspace
on the
the in inEaling
Ealing Line
employers,
Elizabeth
Elizabeth LinetotoTottenham
TottenhamCourt CourtRoadRoad
1919mins
82
82 -mins – –Journey
Journey
-Outstanding
Outstanding time
or
ortime
Goodon
Good onthetheElizabeth
primary
primaryElizabeth
and
and Line
LinetotoTottenham
ticket
Tottenham Court
inCourt Road
halls and other modernisation,
Road Osterley Park, home to National Trust
ary and while Journey
Crossrail time
will on
also the Elizabeth
bring another Linesecondary
secondary schools
schools in Ealing
Ealing
New homes under construction
8282
501 - Outstanding
- Outstanding
501––New Newtohomes
homes oror Good
Good
under
underCourtprimary
primary
construction
construction and
and secondary
secondary schools
schools in inEaling
Ealing
aling Tottenham Road within within1.5km
1.5kmof ofHanwell
HanwellStation
Ealing’s Station
within
five 1.5km of Hanwell
Crossrail Station
stations, including mansion Osterley House.
501
501– –NewNewhomes
homesunder underconstruction
constructionwithin within1.5km
1.5kmofofHanwell
HanwellStation
Station
major local employer, Heathrow Airport,
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.
e Crossrail was announced in 2008 The rise in residential development for highest proportion of GCSE passes in
Hanwell is close to Brentford,
in Hanwell and across the borough will English and maths, based on state and
Chiswick and White City with their mix
in turn attract more amenities. grammar schools, according to research by
of established and start-up businesses,
Hanwell has already seen the launch the Department for Education.
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 pub 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. radius
ocated within a 20-minute Otherofmajor local
Hanwell employers
Station since Crossrail was announced in 2008
ving to Ealing aged up to 35 years in 2018 family-run Italian L’oro Di Napoli and This places Ealing above the London
n Ealing include Sky and Japanese video game
gastro pub The Grosvenor. average rate of 68.7% for standard passes
lizabeth Line to Tottenham
developer Court Road
Sega. Ealing also houses part
ary and secondary schools in Ealing It has the potential to attract further in these subjects and the England average
uction within 1.5kmofofthe ParkStation
Hanwell Royal industrial estate.
investment, while also benefiting from rate of 64.9%.
3Imperial 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 Paddington Station.
University of West London which has London, to Shenfield and Abbey Wood 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 east London which also has five. its neighbours, it is set to benefit from the
accessible. Travel to Heathrow Airport 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 Boston Manor which are in turn will attract more investment and
Street will take 17 minutes, down from served by the Piccadilly Line 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
anna.ward@knightfrank.com emma.fletcher-brewer@knightfrank.com seb.warner@knightfrank.com
Front cover image courtesy of FABRICA
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