North Acton · Ealing · Ealing Central and Acton constituency · 51.53040, -0.26164

NW10 7BA— North Acton, Ealing

Location and area intelligence for NW10 7BA, North Acton, Ealing

The practical family move

 

Schools 67%Safety 66/100Transport 34/100~2% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
44
Safety
66
Schools
90
Transport
34
Environment
53
Investment
37

The bottom line

NW10 7BA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: 52 min to victoria — above average for this zone and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

NW10 7BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.5% vs London avg
vs London crime+141.0% vs London avg

Deep-dive guides for NW10 7BA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How NW10 7BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Harlesden Primary School

Good · Inspected Jun 2022 · 11 min walk

KS2: 104.3

—

Secondary

Saint Claudine's Catholic School for Girls

Not yet inspected · 17 min walk

P8: +0.79A8: 48.3

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 18 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

156.5 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+114% vs borough

Crime by type

Other27%
Violence & sexual offences25%
Anti-social behaviour19%
Vehicle crime15%
Burglary7%
Drug offences4%
Theft2%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 637m

Crime is +141% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)2
New build0.0%
Price per m²£9,119/m²
Price per ft²£847/ft²
Avg floor area95.3 m²

EPC breakdown

C
16%
D
17%
E
4%
G
1%

Based on 38 properties · Confidence: high

Street mix

Terraced 93%Other 7%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£238,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
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

1997–2025 · CAGR

+8.2%

Total change

+800%

Market Activity

Price Velocity & Acceleration

Current Velocity

+61.6%

per year

Acceleration

+48.95

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 13 sales

Property Type Mix

Total: 13 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1998£96k£113k+17.2%1
Post-dot-com plateau2001–2004£186k£250k+34.4%1
Pre-crash peak2006–2006£270k£270k+0%3
Help-to-Buy recovery2016–2016£490k£490k+0%1
Brexit uncertainty2017–2019£530k£475k-10.4%1
Rate-rise correction2023–2023£535k£535k+0%1
Current market2025–2025£864k£864k+0%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
6.3%
District
6.3%

CAGR over 19yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

21out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Harlesden Underground StationBakerloo line
8.5 min walk
Harlesden

Nearby stations

Harlesden Underground StationBakerloo
9 min walk
Harlesden Rail StationLioness
9 min walk
HarlesdenNational Rail
9 min walk
North Acton Underground StationCentral
10 min walk
Willesden Junction Rail StationMildmay · Lioness
15 min walk
No bus stops within 400m

34

Walkability score

113

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★52 min
Waterloo55 min ↑
Canary Wharf65 min ↑
City54 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

14

Car parks (800m)

1

EV chargers (800m)

Nearest car park429m
Santander docks (800m)0
Nearest cycle dock2.7 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: 28.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.7 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 49%
Less green space than 89% of London

Nearest SSSI: Brent Reservoir SSSI — 4.7 km

Energy

Solar: 852 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 yield851.9 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE WESTWAY SURGERY

13 WESTWAY, SHEPHERDS BUSH, W12 0PT

26 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 432 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

15

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Grand Junction Arms (451 m)

Nearest supermarketFu Lai · 773 m
1 sports halls

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)

450m

Post office

Nearby shops

Simply Fresh779 m
Sainsbury's Local792 m
Tesco Express828 m
Bridge Food850 m

Nearby cafes

Jack's Cabin Cafe420 m
Pasta Cafe483 m
Mehana Cafe564 m
Costa849 m

Nearby restaurants

Levant Book Cafe219 m
Albeit Alarabi373 m
Cafe Ola423 m
Spice Shack462 m

Nearby pubs

Grand Junction Arms451 m
The Foundry Collective877 m
Bar / Starbucks1.1 km

Nearby pharmacies

Asda613 m
S&S Chemists1.2 km

Nearby health

Central Middlesex Hospital432 m
Cloister Road Surgery1.1 km
Food hygiene (5-star)51% of 185

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

37

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.2%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is low.

Avg monthly rent
£1,569London avg: £1,950/mo
Gross yield
2.2% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

35.2

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,848m
Crossrail 2 route8,788m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,065 nationally

1,827

Est. population

1,449/km²

65%

Employed

41%

Degree educated

£43,900

Median income

7.3%

Claimant rate

Inner cityLow densityRenters

26

Community stability

Age profile

20%
29%
24%
17%
Under 1820%
18–3429%
35–4924%
50–6417%
65+10%

Tenure

15%
53%
19%
Own outright15%
Own (mortgage)11%
Private rent53%
Social rent19%
Shared ownership2%
Rent free0%

Ethnicity

23%
23%
23%
White British23%
White Other23%
Asian12%
Black23%
Mixed9%
Other11%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine22%
No car household59%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Private rent53%
Social rent19%

vs. London

Income vs London+4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
8
Local approval rate
78%
Borough approval rate
24%
Opportunity area
Old Oak/Park Royal
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2
Regeneration status
Active
Regeneration investment
£26.0bn
Est. completion
2050

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
0
Largest scheme
151 homes · Land at Junction of, Land at Junction of, Chase Road, Victoria Road, Acton, W3 6AD
Pipeline pressure
NONE

Named schemes (500m)

1-7 Wesley House, 1-7 Wesley House, Wesley Avenue, Acton Lane, Park Royal, NW10 7BZ7 homes
completed
32, 32, Wesley Avenue, Park Royal, NW10 7BN3 homes
completed
45, 45, Wesley Avenue, Park Royal, NW10 7BL3 homes
completed
6, 6, Wesley Road, NW102 homes
completed
45, 45, Wesley Avenue, Park Royal, NW10 7BL2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.4%
Election year
2026
MP
Dr Rupa Huq (Labour)
MP majority
13,995
Constituency
Ealing Central and Acton

Councillors

Daniel Stewart CrawfordLabour
Hodan Mohamoud HailiLabour
Blerina HashaniLabour

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Key facts for NW10 7BA

Full postcodeNW10 7BA
Postcode districtNW10
BoroughLondon Borough of Ealing
WardNorth Acton
Latitude51.530402
Longitude-0.261641
Parliamentary constituencyEaling Central and Acton
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
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