East Acton · Ealing · Hammersmith and Chiswick constituency · 51.51343, -0.25681

W3 7AE— East Acton, Ealing

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

The family fortress

 

Schools 100%Safety 78/100Transport 37/100Yield 3.98%⚠ Knotweed sites nearby

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
60
Safety
78
Schools
60
Transport
37
Environment
66
Investment
55

The bottom line

W3 7AE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

W3 7AE

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 7AE

🛡️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 7AE 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 · 16 min walk

P8: +0.93A8: 53.6

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★

Childcare

Maples Nursery School and Children's Centre

Requires Improvement · 7 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 1.6km

Crime is +23% above London average

Property

Prices, sales volume and market trends

Avg floor area140 m²

EPC breakdown

C
1%
D
9%
E
3%

Based on 13 properties · Confidence: medium

Street mix

Semi 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

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£350,000
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, 50 mm loft insulation
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

1995–2022 · CAGR

+7.2%

Total change

+555%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.2%

per year

Acceleration

-60.17

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £125k–£150k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£145k£246k+69.7%1.6
Post-dot-com plateau2001–2001£345k£345k+0%1
GFC & correction2009–2010£533k£520k-2.3%1
Help-to-Buy recovery2013–2015£610k£850k+39.3%1
Brexit uncertainty2019–2019£850k£850k+0%1
Pandemic surge2020–2020£1.19m£1.19m+0%1
Rate-rise correction2022–2022£950k£950k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-2.4% alpha

Semi-detached-2.4% α
Local
16%
District
18.4%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position75

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
8.9 min walk
Acton Central→ Waterloo· 2 tph
57 min

Nearby stations

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

23

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

1.9 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

6

Car parks (800m)

1

EV chargers (800m)

Nearest car park279m
Santander docks (800m)0
Nearest cycle dock1.9 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.2 km away✗ Not Green Belt✗ Not AONB31% green spaceTree canopy: 70%
More green space than 86% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.2 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 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

8 min walk

76%

Recommend GP

76%

Overall GP experience

1

GPs within 1km

4

Dentists within 1km

Nearest hospitalQueen Charlotte's & Chelsea Hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

96

Parks (1km)

6

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

28

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Station House (681 m)

Nearest supermarketBaghdad Food Centre · 783 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)

794m

Post office

Nearby shops

Strawberry Local172 m
Monaco Food & Wine558 m
Mashiva Ltd570 m
Zahra Supermarket574 m

Nearby cafes

Acton Park Cafe606 m
Hopper Coffee659 m
Station Cafe669 m
Churchfield Food Store714 m

Nearby restaurants

Pizza GoGo520 m
Greggs533 m
Kish541 m
Chicken land556 m

Nearby pubs

The Station House681 m
The Rocket721 m
Bar / Starbucks920 m
The Foundry Collective1.1 km

Nearby gyms

David Lloyd Clubs410 m
Kiss Gyms791 m
TeamSport Acton930 m
The Arch Climbing Wall: Arch Acton935 m

Nearby pharmacies

Marcus Jones Pharmacy567 m
Westway Pharmacy603 m
Crossbell Pharmacy793 m
Jallas867 m

Nearby health

Oakwood Dental Practice568 m
Night & Day Emergency Dentists779 m
Acton Vale Dental Centre782 m
The Vale Surgery838 m
Food hygiene (5-star)48% of 50

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

55

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
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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

26.2

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,047m
Crossrail 2 route7,873m

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
Listed buildings (800m)
2
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
15
Local approval rate
50%
Borough approval rate
24%
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
697
Largest scheme
333 homes · Argos, Argos Homebase Superstore, Western Avenue, London, W3 7XX
Pipeline pressure
NONE

Named schemes (500m)

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
123 Western Avenue, Western Avenue, London, W3 7EB6 homes
completed
2 And 4 Carlisle Avenue, Carlisle Avenue, London, W3 7NG4 homes
completed
146, 146, Western Avenue, Acton, W3 7TT4 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 7AE

Full postcodeW3 7AE
Postcode districtW3
BoroughLondon Borough of Ealing
WardEast Acton
Latitude51.513425
Longitude-0.256810
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