East Acton · Ealing · Hammersmith and Chiswick constituency · 51.51174, -0.25686

W3 7EN— East Acton, Ealing

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

The family fortress

 

Schools 100%Safety 82/100Transport 39/100Yield 3.98%⚠ Knotweed sites nearby

Best for: Families

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Lopsided profile — strong safety but weak transport

Liveability
63
Safety
82
Schools
60
Transport
39
Environment
66
Investment
52

The bottom line

W3 7EN 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 7EN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.3% vs London avg
vs London crime-11.0% vs London avg

Deep-dive guides for W3 7EN

🛡️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 7EN 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 · 1 min walk

KS2: 107.3

—

Secondary

Phoenix Academy

Not yet inspected · Inspected Nov 2024 · 17 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 · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.9 incidents per 1,000 residents

Better than 56% of London
→ Stable

-21% vs borough

Crime by type

Other24%
Anti-social behaviour23%
Violence & sexual offences21%
Vehicle crime14%
Burglary6%
Theft4%
Drug offences3%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 1.5km

Crime is 11% below London average

Property

Prices, sales volume and market trends

Avg floor area168.1 m²

EPC breakdown

C
2%
D
2%
E
1%
F
2%

Based on 7 properties · Confidence: low

Street mix

Detached 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£420,250
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, 150 mm loft insulation
Heating fuelmains gas (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

2000–2018 · CAGR

+8.3%

Total change

+320%

Market Activity

Price Velocity & Acceleration

Current Velocity

-14.3%

per year

Acceleration

-66.46

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 7 sales

Property Type Mix

Total: 7 sales

Detached100%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom2000–2000£358k£358k+0%2
Pre-crash peak2006–2006£500k£500k+0%2
Help-to-Buy recovery2013–2013£1.15m£1.15m+0%1
Brexit uncertainty2017–2018£1.75m£1.50m-14.3%1

Price Trajectory by Type

Detached

Per-type alpha vs district

Best performer

Detached

+0.3% alpha

Detached+0.3% α
Local
5.7%
District
5.4%

CAGR over 6yr 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
10.4 min walk
Acton Central→ Waterloo· 2 tph
57 min

Nearby stations

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

34

Walkability score

66

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

6

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)2
Nearest car park99m
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 waterLOW
Low
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: 6.3 km away✗ Not Green Belt✗ Not AONB33% green spaceTree canopy: 70%
More green space than 88% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.0 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

9 min walk

76%

Recommend GP

76%

Overall GP experience

1

GPs within 1km

7

Dentists within 1km

Nearest hospitalQueen Charlotte's & Chelsea Hospital · 1.4 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

97

Parks (1km)

9

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

28

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Station House (548 m)

Nearest supermarketBaghdad Food Centre · 600 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)

616m

Post office

Nearby shops

Strawberry Local330 m
Londis552 m
Ikhwan Butcher and Minimarket595 m
ND Super Store596 m

Nearby cafes

Acton Park Cafe438 m
Hopper Coffee526 m
Station Cafe543 m
Churchfield Food Store595 m

Nearby restaurants

Kish578 m
Pizza GoGo580 m
Olive & Thyme592 m
Dada's Diner592 m

Nearby pubs

The Station House548 m
The Rocket597 m
The Windmill858 m
Bar / Starbucks1.1 km

Nearby gyms

David Lloyd Clubs224 m
Kiss Gyms605 m
TeamSport Acton745 m
The Arch Climbing Wall: Arch Acton796 m

Nearby pharmacies

Crossbell Pharmacy614 m
Marcus Jones Pharmacy654 m
Westway Pharmacy657 m

Nearby health

Night & Day Emergency Dentists592 m
Acton Vale Dental Centre595 m
Oakwood Dental Practice625 m
The Vale Surgery672 m
Food hygiene (5-star)47% of 71

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

52

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

27.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,019m
Crossrail 2 route7,790m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,647 nationally

1,624

Est. population

9,206/km²

60%

Employed

47%

Degree educated

£43,800

Median income

5.9%

Claimant rate

SuburbanHigh densityMixed

39

Community stability

Age profile

24%
24%
21%
18%
Under 1824%
18–3424%
35–4921%
50–6418%
65+13%

Tenure

20%
19%
28%
31%
Own outright20%
Own (mortgage)19%
Private rent28%
Social rent31%
Shared ownership3%

Ethnicity

34%
23%
17%
White British34%
White Other23%
Asian10%
Black9%
Mixed8%
Other17%

Employment & lifestyle

Managerial / professional35%
Routine / semi-routine17%
No car household41%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Social rent31%
Private rent28%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
11
Local approval rate
25%
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)
466
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
HOSTEL YWCA,, HOSTEL YWCA,, EAST ACTON LANE, W341 homes
completed
123 Western Avenue, Western Avenue, London, W3 7EB6 homes
completed
2 Shaa Road, 2, Shaa Road, London, W3 7LN5 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 7EN

Full postcodeW3 7EN
Postcode districtW3
BoroughLondon Borough of Ealing
WardEast Acton
Latitude51.511744
Longitude-0.256860
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