East Acton · Ealing · Ealing Central and Acton constituency · 51.51379, -0.26774

W3 6PB— East Acton, Ealing

Location and area intelligence for W3 6PB, East Acton, Ealing

Strong, well-rated schools nearby

 

Top 10% LondonSchools 100%Safety 87/100Transport 54/100Low yield 2.95%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
73
Safety
87
Schools
100
Transport
54
Environment
60
Investment
42

The bottom line

W3 6PB offers exceptional schools (100% Good/Outstanding) and low crime at £637,500 median — strong value for Families who can accept its trade-offs.

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W3 6PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+22.6% vs London avg
vs London income+10.0% vs London avg
vs London crime-59.0% vs London avg

Deep-dive guides for W3 6PB

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

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Postcode Personality

🎓 School Smart🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How W3 6PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Derwentwater Primary School

Not yet inspected · 5 min walk

KS2: 104.0

★★★

Secondary

Twyford Church of England High School

Outstanding · Inspected Oct 2023 · 10 min walk

P8: +1.08A8: 63.6

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★

Childcare

Maples Nursery School and Children's Centre

Requires Improvement · 9 min walk

5 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

26.9 incidents per 1,000 residents

Better than 81% of London
→ Stable

-63% vs borough

Crime by type

Anti-social behaviour26%
Vehicle crime19%
Violence & sexual offences19%
Other17%
Burglary12%
Drug offences5%
Theft2%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 985m

Crime is 59% below London average

Property

2 Jul

Prices, sales volume and market trends

£637,500

Median sale price

Above London median by 23%

£637,500 is 23% above the London median (£520,000)

-33.3%

This year

Flat

Dominant type

Price history

5-year change
+15.8%
Sales (24 months)10
New build0.0%
Avg semi-detached£1,320,500
Avg terraced£900,000
Avg flat£617,500
Price per m²£6,899/m²
Price per ft²£641/ft²
Avg floor area93.9 m²

EPC breakdown

C
9%
D
52%
E
14%
F
1%
G
1%

Based on 77 properties · Confidence: high

Street mix

Semi 20%Terraced 24%Detached 2%Flat 54%

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

Stamp duty

Standard buyer£19,375
First-time buyerFTB
£19,375
Additional propertyBTL/2nd
£38,500

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.8×

Price-to-income

£3,189/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£234,750
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,955
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.1%

Total change

+347%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.6%

per year

Acceleration

+24.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £400k–£450k · 93 sales

Property Type Mix

Total: 93 sales

Detached2.2%
Semi-detached20.4%
Terraced23.7%
Flat/maisonette53.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£136k£380k+178.9%3.2
Post-dot-com plateau2001–2004£139k£345k+148.3%4.2
Pre-crash peak2005–2007£400k£640k+60%3.3
GFC & correction2009–2012£508k£614k+20.9%1.7
Help-to-Buy recovery2013–2016£625k£428k-31.5%3.5
Brexit uncertainty2018–2018£635k£635k+0%3
Pandemic surge2020–2021£959k£551k-42.6%3
Rate-rise correction2022–2023£450k£860k+91.1%3
Current market2024–2025£625k£609k-2.6%6.5

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+3.2% alpha

Weakest performer

Flat/maisonette

+1% alpha

Semi-detached+3.2% α
Local
15.1%
District
11.9%
Terraced+1.2% α
Local
11.7%
District
10.5%
Flat/maisonette+1% α
Local
6.8%
District
5.8%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

65out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing9
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
Acton Main Line Rail StationElizabeth line line
4.6 min walk
Acton Main Line

Nearby stations

Acton Main Line Rail StationElizabeth line · Great Western Railway
5 min walk
Acton Main LineNational Rail
5 min walk
Acton Central Rail StationMildmay
8 min walk
West Acton Underground StationCentral
13 min walk
North Acton Underground StationCentral
15 min walk
No bus stops within 400m

43

Walkability score

61

Footpaths (500m)

0

Santander docks (800m)

2.5 km

Nearest cycle dock

Central London commute times

London Bridge41 min ↑
Victoria44 min ↑
Waterloo ★38 min
Canary Wharf41 min ↓
City41 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

6

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)12
Nearest car park588m
Santander docks (800m)0
Nearest cycle dock2.5 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: 24.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 84% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.0 km away✗ Not Green Belt✗ Not AONB9% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.6 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

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 yield852.0 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE WESTWAY SURGERY

13 WESTWAY, SHEPHERDS BUSH, W12 0PT

17 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

9

Dentists within 1km

5

Care homes (1km)

Nearest hospitalCentral Middlesex Hospital · 2.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

23

Restaurants (800m)

26

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

8

Sports (1km)

5

Convenience

No pubs within 400m — nearest: Duke of York (546 m)

Nearest supermarketLidl · 730 m
5 tennis courts1 swimming pools1 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)

1

Cinemas (2km)

301m

Post office

Nearby shops

Spar131 m
Co-op Food - Acton241 m
Anil Food & Wine312 m
By Max337 m

Nearby cafes

Acton Cafe306 m
Harry's Bar Cafe376 m
Fed & Watered579 m
One, Two, Bitez583 m

Nearby restaurants

Miód Malina575 m
L'Oriental599 m
Pizzaria Hadrians600 m
Lio Momo602 m

Nearby pubs

Duke of York546 m
The Rocket622 m
The Station House648 m
The Sheepwalk Tavern705 m

Nearby gyms

Anytime Fitness779 m
The Arch Climbing Wall: Arch Acton789 m
Acton Centre835 m
PureGym895 m

Nearby pharmacies

Horn Lane Pharmacy103 m
Jallas566 m
Zahra Pharmacy776 m
Wellcare Pharmacy783 m

Nearby health

Horn Lane Surgery118 m
Springfield Dental Surgery386 m
Dental Beauty784 m
Cloister Road Surgery833 m
Food hygiene (5-star)41% of 123

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

E

High street health

Investment

Investment grade, yield and market outlook

42

Investment score

Moderate

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

Low gross yield (3.0%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,569London avg: £1,950/mo
Gross yield
3.0% (low)London avg: 3.8%Below average yield — bottom 64%
Gentrification score33/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Professional renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

71.4

Price growth score

B
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,801m
Crossrail 2 route8,564m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,124 nationally

1,561

Est. population

18,788/km²

68%

Employed

57%

Degree educated

£46,200

Median income

4.8%

Claimant rate

SuburbanVery high densityEstablished mixed

38

Community stability

Age profile

23%
27%
23%
18%
Under 1823%
18–3427%
35–4923%
50–6418%
65+9%

Tenure

21%
28%
40%
Own outright21%
Own (mortgage)28%
Private rent40%
Social rent11%
Shared ownership0%

Ethnicity

41%
28%
White British41%
White Other28%
Asian9%
Black7%
Mixed7%
Other9%

Employment & lifestyle

Managerial / professional43%
Routine / semi-routine13%
No car household34%
Unemployed5%
No qualifications10%

Housing tenure (Census 2021)

Private rent40%
Social rent11%

vs. London

Income vs London+10.0%
Price vs London+22.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
10
Local approval rate
0%
Borough approval rate
24%
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
59
Largest scheme
990 homes · Friary Park Estate, Joseph Avenue, London, W3 6NL
Pipeline pressure
NONE

Named schemes (500m)

THE FRIARY, THE FRIARY, FRIARY ROAD, W3283 homes
completed
LEAMINGTON PARK HOSPITAL, LEAMINGTON PARK HOSPITAL, WALES FARM ROAD, W377 homes
completed
192, 192, HORN LANE, W3 6PL55 homes
completed
TA CENTRE, TA CENTRE, HORN LANE, JULIAN AVENUE, CRESWICK ROAD, W3 9HA45 homes
completed
LAND NORTH OF, LAND NORTH OF, FRIARY ROAD, W342 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
10.5%
Election year
2026
MP
Dr Rupa Huq (Labour)
MP majority
13,995
Constituency
Ealing Central and Acton

Councillors

Stephen Owen DonnellyLabour
Rabia NasimiLabour
Hitesh TailorLabour

Stamp Duty & Affordability Calculator

Stamp duty on median price (£637,500)

£19,375

Standard buyer

£19,375

First-time buyer

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for W3 6PB

Full postcodeW3 6PB
Postcode districtW3
BoroughLondon Borough of Ealing
WardEast Acton
Latitude51.513794
Longitude-0.267735
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