East Acton · Ealing · Hammersmith and Chiswick constituency · 51.50925, -0.25031

W3 7FF— East Acton, Ealing

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

The family fortress

 

Schools 100%Safety 80/100Transport 38/100Yield 5.88%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
61
Safety
80
Schools
90
Transport
38
Environment
63
Investment
61

The bottom line

W3 7FF offers exceptional schools (100% Good/Outstanding) and low crime at £320,000 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

W3 7FF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price-38.5% vs London avg
vs London income+4.3% vs London avg
vs London crime+11.0% vs London avg

Deep-dive guides for W3 7FF

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“The family fortress”

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How W3 7FF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Wendell Park Primary School

Good · Inspected Nov 2022 · 8 min walk

KS2: 111.7

—

Secondary

Phoenix Academy

Not yet inspected · Inspected Nov 2024 · 12 min walk

P8: +0.93A8: 53.6

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★

Childcare

Maples Nursery School and Children's Centre

Requires Improvement · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

72.5 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-1% vs borough

Crime by type

Other32%
Violence & sexual offences20%
Anti-social behaviour19%
Burglary10%
Drug offences9%
Vehicle crime8%
Theft1%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Chiswick Fire Station · 2.4km

Crime is +11% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£320,000

Median sale price

Bottom 25% — 38% below London median

£320,000 is 38% below the London median (£520,000)

+22.0%

This year

Flat

Dominant type

Price history

5-year change
-27.3%
Sales (24 months)7
New build0.0%
Avg flat£320,000
Price per m²£5,704/m²
Price per ft²£530/ft²
Avg floor area55.8 m²

EPC breakdown

B
29%
C
45%
D
2%

Based on 76 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£3,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£13,100

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

7.3×

Price-to-income

£1,601/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£139,500
Rebuild cost per m²£2,500/m²

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

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2012–2026 · CAGR

+2.8%

Total change

+47%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.4%

per year

Acceleration

-22.87

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 107 sales

Property Type Mix

Total: 107 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2012–2012£293k£293k+0%66
Help-to-Buy recovery2013–2016£378k£385k+2%3.8
Brexit uncertainty2018–2019£425k£465k+9.4%1.5
Pandemic surge2020–2021£498k£440k-11.6%2.5
Rate-rise correction2022–2023£325k£363k+11.5%4.5
Current market2024–2026£308k£430k+39.8%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
2.4%
District
3.1%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

30out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing5
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

East Acton Underground StationCentral
11 min walk
Acton Central Rail StationMildmay
11 min walk
Acton CentralNational Rail
11 min walk
Acton Main Line Rail StationElizabeth line · Great Western Railway
18 min walk
Turnham Green Underground StationDistrict · Piccadilly
20 min walk
No bus stops within 400m

39

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

1.4 km

Nearest cycle dock

Central London commute times

London Bridge55 min ↑
Victoria ★42 min
Waterloo57 min ↑
Canary Wharf61 min ↑
City54 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

14

Car parks (800m)

5

EV chargers (800m)

Nearest car park450m
Santander docks (800m)0
Nearest cycle dock1.4 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: 5.9 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 25%
More green space than 76% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.6 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

3

GPs within 1km

7

Dentists within 1km

Nearest hospitalQueen Charlotte's & Chelsea Hospital · 1.2 km
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

197

Parks (1km)

18

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

1

Gyms (1km)

28

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Askew (486 m)

Nearest supermarketTesco · 319 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)

395m

Post office

Nearby shops

Londis258 m
Vale Food & Wine408 m
PK News427 m
ND Super Store476 m

Nearby cafes

Malieu379 m
Atom393 m
Lewis Cafe456 m
Acton Park Cafe692 m

Nearby restaurants

Café Paolo289 m
Tiki Bar London349 m
More Munchies369 m
O!Burger375 m

Nearby pubs

The Askew486 m

Nearby gyms

David Lloyd Clubs431 m
TeamSport Acton573 m
Kiss Gyms623 m
Hartswood Tennis Club1.1 km

Nearby pharmacies

Crossbell Pharmacy403 m
Westway Pharmacy562 m
Marcus Jones Pharmacy649 m
Windwood Chemists823 m

Nearby health

The Vale Surgery329 m
Night & Day Emergency Dentists530 m
Oakwood Dental Practice555 m
Acton Vale Dental Centre559 m
Food hygiene (5-star)47% of 119

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

A

High street health

Investment

Investment grade, yield and market outlook

61

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
5.9% (good)London avg: 3.8%Strong yield — top 11% of London
Gentrification score8/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

40.2

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,528m
Crossrail 2 route7,258m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,016 nationally

2,388

Est. population

12,908/km²

63%

Employed

51%

Degree educated

£43,800

Median income

6.8%

Claimant rate

Inner cityHigh densityRenters

30

Community stability

Age profile

23%
31%
22%
15%
Under 1823%
18–3431%
35–4922%
50–6415%
65+9%

Tenure

14%
16%
46%
23%
Own outright14%
Own (mortgage)16%
Private rent46%
Social rent23%
Shared ownership1%

Ethnicity

18%
22%
17%
14%
21%
White British19%
White Other22%
Asian17%
Black14%
Mixed8%
Other21%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine16%
No car household56%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Private rent46%
Social rent23%

vs. London

Income vs London+4.3%
Price vs London-38.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
38
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
11
Local approval rate
40%
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)
456
Largest scheme
541 homes · Bromyard House, Bromyard House, Bromyard Avenue, London, W3 7AZ
Pipeline pressure
NONE

Named schemes (500m)

Bromyard House, Bromyard House, Bromyard Avenue, London, W3 7AZ541 homes
completed
Argos, Argos Homebase Superstore, Western Avenue, London, W3 7XX333 homes
completed
41 - 159, 41 - 159, Bromyard Avenue281 homes
completed
East Side Of, Block A, East side of, Swainson Road, London, W3 7UP129 homes
completed
27 The Vale, 27, The Vale, London, W3 7RR95 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 (£320,000)

£3,500

Standard buyer

£0

First-time buyer

Save £3,500

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 7FF

Full postcodeW3 7FF
Postcode districtW3
BoroughLondon Borough of Ealing
WardEast Acton
Latitude51.509246
Longitude-0.250312
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