North Acton · Ealing · Ealing Central and Acton constituency · 51.53166, -0.26090

NW10 7BE— North Acton, Ealing

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

High-connectivity investment target

 

Schools 50%Safety 66/100Transport 36/100~7% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
44
Safety
66
Schools
90
Transport
36
Environment
53
Investment
65

The bottom line

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

The catch: 52 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

NW10 7BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
LowRenters
Buyer fit: FairInvestment outlook: StrongRisk: Low

London Benchmarks

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

Deep-dive guides for NW10 7BE

🛡️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

“High-connectivity investment target”

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How NW10 7BE 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 · 9 min walk

KS2: 104.3

—

Secondary

Saint Claudine's Catholic School for Girls

Not yet inspected · 15 min walk

P8: +0.79A8: 48.3

100% of local schools rated Good or Outstanding · based on 3 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Fawood Nursery School & Family Wellbeing Centre

Good · 16 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 533m

Crime is +141% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£4,049/m²
Price per ft²£376/ft²
Avg floor area68 m²

EPC breakdown

D
5%
E
2%

Based on 7 properties · Confidence: low

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£170,000
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, no insulation (assumed)
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

2016–2025 · CAGR

+1.5%

Total change

+14%

Market Activity

Price Velocity & Acceleration

Current Velocity

-57.1%

per year

Acceleration

-223.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £600k–£700k · 3 sales

Property Type Mix

Total: 3 sales

Terraced66.7%
Flat/maisonette33.3%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Help-to-Buy recovery2016–2016£233k£233k+0%1
Brexit uncertainty2017–2017£620k£620k+0%1
Current market2025–2025£266k£266k+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 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Harlesden Underground StationBakerloo line
6.7 min walk
Harlesden

Nearby stations

Harlesden Underground StationBakerloo
7 min walk
Harlesden Rail StationLioness
7 min walk
HarlesdenNational Rail
7 min walk
North Acton Underground StationCentral
11 min walk
Willesden Junction Rail StationMildmay · Lioness
14 min walk
No bus stops within 400m

28

Walkability score

109

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

9

Car parks (800m)

1

EV chargers (800m)

Nearest car park447m
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: 70%
Less green space than 89% of London

Nearest SSSI: Brent Reservoir SSSI — 4.6 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

GP PATHFINDER CLINICS

1B WYLD WAY, HA9 6PW

25 min walk

63%

Recommend GP

63%

Overall GP experience

0

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 466 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)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketFu Lai · 915 m

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

572m

Post office

Nearby shops

Bridge Food702 m
Simply Fresh785 m
Sainsbury's Local930 m
Tesco Express964 m

Nearby cafes

Jack's Cabin Cafe285 m
Pasta Cafe390 m
Mehana Cafe710 m
Costa982 m

Nearby restaurants

Levant Book Cafe367 m
Albeit Alarabi494 m
Cafe Ola548 m
Spice Shack558 m

Nearby pubs

Grand Junction Arms305 m
The Foundry Collective1.0 km

Nearby pharmacies

Asda722 m
S&S Chemists1.0 km

Nearby health

Central Middlesex Hospital466 m
Craven Park Dental Clinic1.1 km
Food hygiene (5-star)54% of 169

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

65

Investment score

Good

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
7.1% (high)London avg: 3.8%Strong yield — top 8% 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

39.1

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,846m
Crossrail 2 route8,766m

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)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
9
Planning apps (3 years)
7
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)
0
Regeneration status
Active
Regeneration investment
£26.0bn
Est. completion
2050

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1
Largest scheme
145 homes · 6 Central Middlesex Hospital, 6 Central Middlesex Hospital, Central Way, NW10 7X
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
8, 8, Wesley Road, NW102 homes
completed
1, 1, Newark Crescent, Park Royal, NW10 7BB2 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 7BE

Full postcodeNW10 7BE
Postcode districtNW10
BoroughLondon Borough of Ealing
WardNorth Acton
Latitude51.531659
Longitude-0.260901
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
Ordnance
Survey