East Acton · Ealing · Hammersmith and Chiswick constituency · 51.51380, -0.25520

W3 7AL— East Acton, Ealing

Location and area intelligence for W3 7AL, 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
59
Safety
78
Schools
60
Transport
37
Environment
62
Investment
55

The bottom line

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

The catches: very high noise — check proximity to rail lines and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

W3 7AL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for W3 7AL

🛡️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 7AL 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 · 15 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 · 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

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 1.7km

Crime is +23% above London average

Property

Prices, sales volume and market trends

Avg floor area207 m²

EPC breakdown

C
1%
D
4%

Based on 5 properties · Confidence: low

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£517,500
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

1996–2017 · CAGR

+10%

Total change

+642%

Market Activity

Price Velocity & Acceleration

Current Velocity

+159.2%

per year

Acceleration

+168.87

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £700k+ · 6 sales

Property Type Mix

Total: 6 sales

Semi-detached100%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£180k£318k+76.7%1
Post-dot-com plateau2004–2004£390k£390k+0%1
Pre-crash peak2007–2007£570k£570k+0%1
Help-to-Buy recovery2013–2013£515k£515k+0%1
Brexit uncertainty2017–2017£1.33m£1.33m+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position10

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
7.6 min walk
Acton Central

Nearby stations

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

25

Walkability score

55

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

7

Car parks (800m)

1

EV chargers (800m)

Nearest car park326m
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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.1 km away✗ Not Green Belt✗ Not AONB20% green spaceTree canopy: 70%
More green space than 75% 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): 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

7 min walk

76%

Recommend GP

76%

Overall GP experience

1

GPs within 1km

5

Dentists within 1km

Nearest hospitalQueen Charlotte's & Chelsea Hospital · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

121

Parks (1km)

7

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

1

Gyms (1km)

28

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Station House (786 m)

Nearest supermarketLidl · 400 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)

415m

Post office

Nearby shops

Strawberry Local247 m
Monaco Food & Wine439 m
Mashiva Ltd451 m
Zahra Supermarket455 m

Nearby cafes

Acton Park Cafe693 m
Hopper Coffee765 m
Station Cafe777 m
Lewis Cafe814 m

Nearby restaurants

Pizza GoGo404 m
Greggs416 m
Kish431 m
Chicken land438 m

Nearby pubs

The Station House786 m
The Rocket830 m
Bar / Starbucks941 m

Nearby gyms

David Lloyd Clubs459 m
Kiss Gyms850 m
TeamSport Acton965 m

Nearby pharmacies

Marcus Jones Pharmacy448 m
Westway Pharmacy487 m
Crossbell Pharmacy816 m

Nearby health

Oakwood Dental Practice452 m
Night & Day Emergency Dentists825 m
Acton Vale Dental Centre832 m
The Vale Surgery840 m
Food hygiene (5-star)49% of 63

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 score14/100
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

30

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,945m
Crossrail 2 route7,793m

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)
25
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
14
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
702
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
73, 73, St Andrews Road, Acton, W3 7NF8 homes
completed
123 Western Avenue, Western Avenue, London, W3 7EB6 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 7AL

Full postcodeW3 7AL
Postcode districtW3
BoroughLondon Borough of Ealing
WardEast Acton
Latitude51.513797
Longitude-0.255197
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
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