North Acton · Ealing · Ealing Central and Acton constituency · 51.51969, -0.25974

W3 6TF— North Acton, Ealing

Location and area intelligence for W3 6TF, North Acton, Ealing

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 56/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
61
Safety
74
Schools
95
Transport
56
Environment
58
Investment
46

The bottom line

W3 6TF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: high noise levels nearby.

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Location

W3 6TF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+4.5% vs London avg
vs London crime+61.0% vs London avg

Deep-dive guides for W3 6TF

🛡️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 W3 6TF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

John Perryn Primary School

Good · Inspected May 2023 · 4 min walk

KS2: 104.4

★★★

Secondary

Twyford Church of England High School

Outstanding · Inspected Oct 2023 · 21 min walk

P8: +1.08A8: 63.6

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

Top 10% — exceptional provision

Childcare

★

Childcare

Maples Nursery School and Children's Centre

Requires Improvement · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

104.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+43% vs borough

Crime by type

Other26%
Violence & sexual offences25%
Anti-social behaviour17%
Vehicle crime16%
Burglary8%
Drug offences5%
Theft2%
Robbery1%

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) · 1.8km

Crime is +61% 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.

W3 district median

£472,500

Based on 338 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£3,950/m²
Price per ft²£367/ft²
Avg floor area56.2 m²

EPC breakdown

C
13%
D
8%
E
15%

Based on 36 properties · Confidence: high

Street mix

Flat 100%

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
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£140,500
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

1999–2025 · CAGR

+5.3%

Total change

+282%

Market Activity

Price Velocity & Acceleration

Current Velocity

-33.7%

per year

Acceleration

-69.08

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £175k–£200k · 19 sales

Property Type Mix

Total: 19 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£58k£120k+106.5%1
Post-dot-com plateau2001–2004£86k£99k+14.8%1.8
Pre-crash peak2005–2005£90k£90k+0%1
GFC & correction2009–2011£180k£208k+15.3%1
Help-to-Buy recovery2014–2016£285k£359k+25.9%1.5
Brexit uncertainty2019–2019£248k£248k+0%2
Rate-rise correction2023–2023£335k£335k+0%1
Current market2025–2025£222k£222k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
4.8%
District
5.5%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

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
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Above London average
North Acton Underground StationCentral line
5.1 min walk
Acton Main Line

Nearby stations

North Acton Underground StationCentral
5 min walk
Acton Main Line Rail StationElizabeth line · Great Western Railway
7 min walk
Acton Main LineNational Rail
7 min walk
East Acton Underground StationCentral
12 min walk
Acton Central Rail StationMildmay
16 min walk
No bus stops within 400m

49

Walkability score

214

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge48 min ↑
Victoria ★41 min
Waterloo50 min ↑
Canary Wharf54 min ↑
City45 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

7

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)10
Nearest car park189m
Santander docks (800m)0
Nearest cycle dock2.4 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
NoiseHIGH
rail · Rail Lden: 60 dB
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.4 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 10%
Less green space than 92% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.9 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

13 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

1

Dentists within 1km

Nearest hospitalCentral Middlesex Hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

15

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

1

Sports (1km)

2

Convenience

Nearest supermarketJaz Food & Wine · 331 m
1 sports halls

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)

1

Cinemas (2km)

626m

Post office

Nearby shops

Tian Tian Market315 m
Tesco Express371 m
Sainsbury's Local408 m
żabka409 m

Nearby cafes

Costa352 m
Harry's Bar Cafe543 m
Acton Cafe619 m
North Acton Pavilion698 m

Nearby restaurants

McDonald's268 m
Restaurant270 m
Subway Portal Way327 m
Chicken Land Peri Peri329 m

Nearby pubs

Bar / Starbucks248 m
The Foundry Collective371 m

Nearby gyms

David Lloyd Clubs1.1 km

Nearby pharmacies

Jallas441 m
Horn Lane Pharmacy900 m

Nearby health

Cloister Road Surgery486 m
Horn Lane Surgery845 m
Food hygiene (5-star)54% of 78

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

46

Investment score

Moderate

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score14/100
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

42.1

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,389m
Crossrail 2 route8,376m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,401 nationally

1,481

Est. population

3,550/km²

59%

Employed

39%

Degree educated

£43,900

Median income

7.9%

Claimant rate

Inner cityMedium densitySocially diverse / deprived

33

Community stability

Age profile

22%
27%
23%
19%
Under 1822%
18–3427%
35–4923%
50–6419%
65+9%

Tenure

13%
14%
32%
35%
Own outright13%
Own (mortgage)14%
Private rent32%
Social rent35%
Shared ownership6%
Rent free0%

Ethnicity

17%
20%
29%
15%
White British17%
White Other20%
Asian12%
Black29%
Mixed7%
Other15%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine22%
No car household48%
Unemployed7%
No qualifications19%

Housing tenure (Census 2021)

Social rent35%
Private rent32%

vs. London

Income vs London+4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
25
Local approval rate
100%
Borough approval rate
24%
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
1949
Largest scheme
990 homes · Friary Park Estate, Joseph Avenue, London, W3 6NL
Pipeline pressure
NONE

Named schemes (500m)

One West Point, 6, Portal Way, W3 6RU604 homes
completed
6 Portal Way, Portal Way, W3 6RU578 homes
completed
Corner of, Corner of, Victoria Road, opposite Chase Road, Acton, W3446 homes
completed
GYPSY CORNER SITE, BOUNDED BY, GYPSY CORNER SITE, BOUNDED BY, WESTERN AVENUE, VICTORIA ROAD, WALES FARM ROAD, W3398 homes
completed
The Perfume Factory, The Perfume Factory, Wales Farm Road, W3 6UG380 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 W3 6TF

Full postcodeW3 6TF
Postcode districtW3
BoroughLondon Borough of Ealing
WardNorth Acton
Latitude51.519691
Longitude-0.259742
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
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