New Build Investor Guide – Hammersmith & Fulham
Buying a new build property off plan? Check out our Area Guide first
Are you considering purchasing a new build, off plan property in Brent? Want to get the latest information on house prices, demographics and other useful information before you commit to a deal?
Our Area Guides give you the latest relevant information from local governments, the Census and the Office of National Statistics (ONS) data. They’re designed for offshore, new build property investors to help you understand an area in detail so you can make informed investment decisions.
Read on for investor details specifically about Brent but if it’s more detail about the wider UK property market you need, you can download our latest report here. In our report we address two key questions:
1 Is investing in UK residential property still worth it?
2 If so, where are the best opportunities for property investors and why?
Hammersmith & Fulham
Hammersmith & Fulham is one of 12 inner London boroughs and located in west London. Spanning approximately 6.3 miles², the London Borough of Hammersmith and Fulham lies immediately north of the River Thames. The borough borders Kensington and Chelsea, Brent, Ealing, Hounslow and the Thames and is where you’ll find the famous Kings Road and Chelsea Football club.
Hammersmith and Fulham’s population is forecast to grow by 26% by 2030
|Forecast Population 2030||234,251|
Economically Active Population
A largely young, diverse, mobile population.
|Age Range||Percentage of population|
|16 – 64||72%|
Average Life Expectancy
Average life expectancy for those born in Westminster between 2016 and 2018:
Population Density (2011)
Hammersmith and Fulham is the eighth most densely populated local authority in England, with 11,287 people per km2.
International Migration (2018-19)
6,000 new residents from overseas
Country of Birth
|Location of Birth||Proportion of Population|
|UK and Ireland||60%|
Crime & Safety
|Crime Numbers (to year end September 2020)
The 10th lowest of all London boroughs and the 2nd lowest of the inner London borough
|Primary Schools||60 (17 of which have an Ofsted rating of outstanding)|
|Secondary Schools||26 (7 of which have an Ofsted rating of outstanding)|
|Schools and Colleges (16-18 years)||21 (5 of which have an Ofsted rating of outstanding)|
Home to three Imperial College London campuses:
Facilities in 2018:
The proportion of people considering themselves in good or very good heath is the 4th highest in England.
|Population considering themselves in good or very good health||84%|
|Population considering themselves in bad or very bad health||5%|
Employment & Economy
66% of working aged people employed (compared to 75% across England 74% across London).
Top 4 Sectors of Employment
|Finance, banking and insurance||31%|
|Public administration, education and health||25%|
|Distribution, hotels and restaurants||13%|
|Transport and communication||13%|
Some of the largest employers in the borough include:
|Omni Facilities Management||3,981|
Jobs and Job density
Aproximately 80m,000 workers commute to the borough every day and 60,000 residents work outside of the borough. The daytime population of Hammersmith and Fulham increases to 210,000. (source: data.london.gov.uk).
|Median Gross Annual Pay for full-time employee jobs (2017)||£31,365|
|Number of jobs in the borough (2019)||92,000|
|Jobs per resident||0.49 (London average 1.03 and UK average 0.87)|
|Number of residential properties in Hammersmith and Fulham||88,140|
Property Ownership (2018)
|own property outright (no mortgage)||23%|
|own property with mortgage||19%|
|rent from a Housing Authority or the Local Authority||29%|
|rent from a private landlord (representing approximately 24,215 private rentals)||30%|
|Household with no car or van (2011)||55%|
|One person households||37%|
|One family households||43%|
|Other (sharers / students etc)||20%|
Average House Prices
Hammersmith and Fulham has the fifth most expensive average house prices of all the 33 London local authorities.
|Average achieved price January 2020||£722,760|
|Average achieved price January 2021||£745,509|
Volume of Sales
Despite the COVID pandemic, the number of property transactions fell by just 12.
|Number of residential sales to year ending September 2019||1,797|
|Number of residential sales to year ending September 2020||1,785|
Achieved Rents (January to December 2020)
Mean monthly average rents in the borough:
|Studio||£1,100 per calendar month|
|1 bedroom||£1,402 per calendar month|
|2 bedrooms||£1,850 per calendar month|
|3 bedrooms||£2,500 per calendar month|
New Build Developments in Hammersmith and Fulham
Several large landmark developments have been developed in recent years in the borough and investors in Asia will be familiar with many of these as they have all been launched in region.
Chelsea Creek (St George)
|Total Number of Apartments||1,366 Apartments (873 Private)|
|First Launched||June 2010|
Average Prices – Chelsea Creek (Final phase)
|Price per ft²||£1,405||£1,571||£1,762|
Lillie Square (Capital and Counties)
|Total Number of Apartments||808 (608 private)|
|First Launched||March 2014|
Average Prices – Lillie Square
|Price per ft²||£1,370||£1,528||£1,820|
White City Living – St James
|Total Number of Apartments||Aproximately 1,815 (1,465 Private)|
Average Prices – White City Living
|Price per ft²||£443||£1,389||£2,750|
Fulham Reach (St George)
|Total Number of Apartments||744 Apartments (558 Private)|
|First Launched||October 2011|
Average Prices – Fulham Reach
|Price per ft²||£788||£1,314||£1,924|
Environment & Leisure
Leisure facilities include:
Queens Club and The Hurlingham
5 public libraries
7.25km of Thames river frontage
Large Entertainment venues including: Eventim (Hammersmith) Apollo), Shepherd’s Bush Empire, Bush Theatre, Lyric Hammersmith
Olympia London – a major exhibition and conference centre
Three town centres: Hammersmith, Shepherd’s Bush, Fulham
Several shopping malls including Westfield at White City and the world famous Kings Road.
Hammersmith and Fulham’s overground and underground stations are in Zone 2.
Charing Cross Station
|Imperial Wharf||Kensington Olympia|
|Shepherd’s Bush||West Brompton|
|Barons Court(District and Piccadilly lines)||East Acton (Central Line)|
|Fulham Broadway (District line)||Goldhawk Road (Circle and Hammersmith & City line)|
|Hammersmith (Circle, District, Piccadilly and Hammersmith & City lines)||Parsons Green (District line)|
|Putney Bridge (District line)||Ravenscourt Park (District line)|
|Shepherd’s Bush (Central line)||Stamford Brook (District line)|
|West Brompton (District line)||West Kensington (District line)|
|Willesdon Junction (Bakerloo line)||White City (Central line)|
|Wood Lane (Circule and Hammersmith and City lines)|
The Labour Party