East Acton · Ealing · Hammersmith and Chiswick constituency · 51.51369, -0.25262

W3 7AX— East Acton, Ealing

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

The family fortress

 

Schools 100%Safety 78/100Transport 39/100Yield 3.84%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
59
Safety
78
Schools
60
Transport
39
Environment
63
Investment
47

The bottom line

W3 7AX offers exceptional schools (100% Good/Outstanding) and low crime at £490,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

W3 7AX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London avg price-5.8% vs London avg
vs London income+4.3% vs London avg
vs London crime+23.0% vs London avg

Deep-dive guides for W3 7AX

🛡️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 7AX 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 · 4 min walk

KS2: 107.3

—

Secondary

Phoenix Academy

Not yet inspected · Inspected Nov 2024 · 13 min walk

P8: +0.93A8: 53.6

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★

Childcare

Maples Nursery School and Children's Centre

Requires Improvement · 10 min walk

5 primaries · 0 secondaries · 0 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

90

Road safety score

6

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

LOW pedestrian risk

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

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£490,000

Median sale price

6% below London median

£490,000 is 6% below the London median (£520,000)

-1.2%

This year

Flat

Dominant type

Price history

5-year change
+5.4%
Sales (24 months)5
New build0.0%
Avg flat£490,000
Price per m²£6,595/m²
Price per ft²£613/ft²
Avg floor area74.3 m²

EPC breakdown

B
32%

Based on 32 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

Stamp duty

Standard buyer£12,000
First-time buyerFTB
£3,250
Additional propertyBTL/2nd
£26,700

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

11.2×

Price-to-income

£2,451/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Stable

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£185,750
Rebuild cost per m²£2,500/m²

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

Construction era2019
WallsAverage thermal transmittance 0.14 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,389
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2019–2025 · CAGR

+-0.9%

Total change

-5%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.2%

per year

Acceleration

-7.09

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 33 sales

Property Type Mix

Total: 33 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Brexit uncertainty2019–2019£512k£512k+0%1
Pandemic surge2020–2021£460k£465k+1.1%13
Rate-rise correction2022–2022£472k£472k+0%1
Current market2024–2025£495k£484k-2.2%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.3% alpha

Flat/maisonette+3.3% α
Local
1%
District
-2.3%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing3
Trend Position40

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
6.1 min walk
Acton Central

Nearby stations

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

40

Walkability score

108

Footpaths (500m)

0

Santander docks (800m)

1.7 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 park395m
Santander docks (800m)0
Nearest cycle dock1.7 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
NoiseNONE
road
SEVERE
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

4 min walk

76%

Recommend GP

76%

Overall GP experience

3

GPs within 1km

5

Dentists within 1km

Nearest hospitalQueen Charlotte's & Chelsea Hospital · 1.1 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

183

Parks (1km)

9

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

27

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Askew (962 m)

Nearest supermarketLidl · 221 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)

244m

Post office

Nearby shops

Monaco Food & Wine276 m
Zahra Supermarket296 m
Mashiva Ltd308 m
Hammersmith Food & Wine316 m

Nearby cafes

Bridge Cafe649 m
Acton Park Cafe788 m
Malieu800 m
Lewis Cafe821 m

Nearby restaurants

Pizza GoGo228 m
Greggs243 m
Kish252 m
No Drama Burger268 m

Nearby pubs

The Askew962 m

Nearby gyms

David Lloyd Clubs514 m
Kiss Gyms897 m
TeamSport Acton970 m

Nearby pharmacies

Marcus Jones Pharmacy289 m
Westway Pharmacy311 m
Crossbell Pharmacy806 m

Nearby health

Oakwood Dental Practice276 m
The Vale Surgery801 m
Night & Day Emergency Dentists851 m
Acton Vale Dental Centre865 m
Food hygiene (5-star)47% of 68

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

47

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months3

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

52.8

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,767m
Crossrail 2 route7,629m

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%
Price vs London-5.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
38
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£490,000)

£12,000

Standard buyer

£3,250

First-time buyer

Save £8,750

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 7AX

Full postcodeW3 7AX
Postcode districtW3
BoroughLondon Borough of Ealing
WardEast Acton
Latitude51.513686
Longitude-0.252621
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