East Acton · Ealing · Hammersmith and Chiswick constituency · 51.51338, -0.25377

W3 7AD— East Acton, Ealing

Location and area intelligence for W3 7AD, East Acton, Ealing

The family fortress

 

Schools 100%Safety 78/100Transport 38/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
61
Safety
78
Schools
60
Transport
38
Environment
63
Investment
43

The bottom line

W3 7AD 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.

Less suited to Car-free commuters.

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Location

W3 7AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.3% vs London avg
vs London crime+23.0% vs London avg

Deep-dive guides for W3 7AD

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How W3 7AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

East Acton Primary School

Not yet inspected · 3 min walk

KS2: 107.3

—

Secondary

Phoenix Academy

Not yet inspected · Inspected Nov 2024 · 14 min walk

P8: +0.93A8: 53.6

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★

Childcare

Maples Nursery School and Children's Centre

Requires Improvement · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.8 incidents per 1,000 residents

Higher crime than 61% of London
→ Stable

+9% vs borough

Crime by type

Violence & sexual offences28%
Other24%
Anti-social behaviour22%
Vehicle crime17%
Burglary5%
Theft3%
Drug offences1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 1.8km

Crime is +23% 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£5,799/m²
Price per ft²£539/ft²
Avg floor area162.4 m²

EPC breakdown

C
9%
D
6%
E
2%

Based on 17 properties · Confidence: medium

Street mix

Semi 77%Terraced 23%

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£406,000
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,389
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2024 · CAGR

+6.3%

Total change

+420%

Market Activity

Price Velocity & Acceleration

Current Velocity

-21.7%

per year

Acceleration

-42.79

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £250k–£300k · 22 sales

Property Type Mix

Total: 22 sales

Semi-detached77.3%
Terraced22.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£173k£248k+43.1%1.5
Post-dot-com plateau2002–2004£330k£370k+12.1%3.5
Pre-crash peak2005–2005£431k£431k+0%2
GFC & correction2008–2012£570k£600k+5.3%1
Help-to-Buy recovery2014–2014£910k£910k+0%1
Brexit uncertainty2017–2017£900k£900k+0%1
Pandemic surge2020–2020£950k£950k+0%1
Rate-rise correction2022–2022£1.15m£1.15m+0%1
Current market2024–2024£900k£900k+0%1

Price Trajectory by Type

Semi-detachedTerraced

Per-type alpha vs district

Best performer

Terraced

+7.8% alpha

Weakest performer

Semi-detached

+7.7% alpha

Terraced+7.8% α
Local
15%
District
7.2%
Semi-detached+7.7% α
Local
16.4%
District
8.7%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
East Acton Underground StationCentral line
7 min walk
Acton Central

Nearby stations

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

34

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

1.8 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

8

Car parks (800m)

2

EV chargers (800m)

Nearest car park321m
Santander docks (800m)0
Nearest cycle dock1.8 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: 25.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 83% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.0 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 70%
More green space than 76% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.1 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): 1

Landslide susceptibility: Low

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

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE WESTWAY SURGERY

13 WESTWAY, SHEPHERDS BUSH, W12 0PT

5 min walk

76%

Recommend GP

76%

Overall GP experience

2

GPs within 1km

5

Dentists within 1km

Nearest hospitalQueen Charlotte's & Chelsea Hospital · 1.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

153

Parks (1km)

11

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

28

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Station House (829 m)

Nearest supermarketLidl · 301 m
22 tennis courts1 swimming pools4 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)

331m

Post office

Nearby shops

Strawberry Local356 m
Monaco Food & Wine363 m
Zahra Supermarket383 m
Mashiva Ltd391 m

Nearby cafes

Acton Park Cafe711 m
Bridge Cafe736 m
Malieu763 m
Lewis Cafe774 m

Nearby restaurants

Pizza GoGo314 m
Kish330 m
Greggs330 m
No Drama Burger347 m

Nearby pubs

The Station House829 m

Nearby gyms

David Lloyd Clubs446 m
Kiss Gyms835 m
TeamSport Acton924 m

Nearby pharmacies

Marcus Jones Pharmacy375 m
Westway Pharmacy395 m
Crossbell Pharmacy766 m

Nearby health

Oakwood Dental Practice361 m
The Vale Surgery775 m
Night & Day Emergency Dentists796 m
Acton Vale Dental Centre808 m
Food hygiene (5-star)44% of 91

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

43

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months0

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

4/100

Velocity score

Future outlook

42

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,839m
Crossrail 2 route7,684m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,375 nationally

1,855

Est. population

4,724/km²

64%

Employed

47%

Degree educated

£43,800

Median income

5.9%

Claimant rate

SuburbanMedium densityMixed

35

Community stability

Age profile

19%
37%
20%
14%
Under 1819%
18–3437%
35–4920%
50–6414%
65+10%

Tenure

22%
16%
38%
20%
Own outright23%
Own (mortgage)16%
Private rent38%
Social rent20%
Shared ownership3%

Ethnicity

20%
28%
15%
20%
White British20%
White Other28%
Asian15%
Black10%
Mixed7%
Other20%

Employment & lifestyle

Managerial / professional33%
Routine / semi-routine18%
No car household48%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent38%
Social rent20%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
29
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
15
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)
436
Largest scheme
541 homes · Bromyard House, Bromyard House, Bromyard Avenue, London, W3 7AZ
Pipeline pressure
NONE

Named schemes (500m)

Argos, Argos Homebase Superstore, Western Avenue, London, W3 7XX333 homes
completed
Land Bounded By Gibbon Road, Foster Road, Land Bounded By, Foster Road, London, W3 7AL129 homes
completed
Goldsmiths Arms, East Acton Lane, London, W3 7ER65 homes
completed
Argos, Western Avenue, London, W3 7XX31 homes
completed
ST THOMAS'S CHURCH, ST THOMAS'S CHURCH, BROMYARD AVENUE, W315 homes
completed

Politics

Local councillors and MP

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

Councillors

Stephen Owen DonnellyLabour
Rabia NasimiLabour
Hitesh TailorLabour

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Key facts for W3 7AD

Full postcodeW3 7AD
Postcode districtW3
BoroughLondon Borough of Ealing
WardEast Acton
Latitude51.513380
Longitude-0.253771
Parliamentary constituencyHammersmith and Chiswick
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