East Acton · Ealing · Hammersmith and Chiswick constituency · 51.50770, -0.25686

W3 7LB— East Acton, Ealing

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

The family fortress

 

Schools 100%Safety 81/100Transport 44/100Yield 6.22%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
63
Safety
81
Schools
60
Transport
44
Environment
67
Investment
62

The bottom line

W3 7LB offers exceptional schools (100% Good/Outstanding) and low crime at £302,500 median — a strong choice for Families.

Less suited to Car-free commuters.

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Location

W3 7LB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-41.8% vs London avg
vs London income+4.3% vs London avg
vs London crime-5.0% vs London avg

Deep-dive guides for W3 7LB

🛡️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 7LB 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 · 5 min walk

KS2: 107.3

—

Secondary

Phoenix Academy

Not yet inspected · Inspected Nov 2024 · 18 min walk

P8: +0.93A8: 53.6

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★

Childcare

Maples Nursery School and Children's Centre

Requires Improvement · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

61.6 incidents per 1,000 residents

Better than 53% of London
→ Stable

-16% vs borough

Crime by type

Other27%
Violence & sexual offences21%
Anti-social behaviour19%
Drug offences12%
Vehicle crime11%
Burglary4%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

8

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 1.4km

Crime is 5% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£302,500

Median sale price

Bottom 25% — 42% below London median

£302,500 is 42% below the London median (£520,000)

+9.3%

This year

Flat

Dominant type

Price history

5-year change
+0.7%
Sales (24 months)6
New build0.0%
Avg flat£302,500
Price per m²£7,185/m²
Price per ft²£668/ft²
Avg floor area41.2 m²

EPC breakdown

B
2%
C
9%
D
26%
E
7%

Based on 44 properties · Confidence: high

Street mix

Flat 99%Other 1%

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£2,625
First-time buyerFTB
£0
Additional propertyBTL/2nd
£11,700

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

6.9×

Price-to-income

£1,513/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£103,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,738
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2025 · CAGR

+5.8%

Total change

+413%

Market Activity

Price Velocity & Acceleration

Current Velocity

+10.9%

per year

Acceleration

+5.14

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £300k–£350k · 86 sales

Property Type Mix

Total: 86 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£60k£116k+95.4%5.4
Post-dot-com plateau2001–2004£125k£180k+44.6%5.2
Pre-crash peak2005–2007£175k£220k+26.1%4
GFC & correction2008–2012£165k£235k+42.9%1
Help-to-Buy recovery2013–2016£195k£330k+69.2%2.2
Brexit uncertainty2017–2019£312k£308k-1.3%1.5
Pandemic surge2020–2021£275k£300k+9.2%1.5
Rate-rise correction2022–2022£260k£260k+0%1
Current market2024–2025£275k£305k+10.9%3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.4% alpha

Flat/maisonette-0.4% α
Local
5.8%
District
6.2%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing4
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Turnham Green Underground StationPiccadilly line
16.7 min walk
Acton Central→ Waterloo· 2 tph
57 min

Nearby stations

Acton Central Rail StationMildmay
5 min walk
Acton CentralNational Rail
5 min walk
East Acton Underground StationCentral
15 min walk
Acton Main Line Rail StationElizabeth line · Great Western Railway
16 min walk
South Acton Rail StationMildmay
16 min walk
No bus stops within 400m

50

Walkability score

69

Footpaths (500m)

0

Santander docks (800m)

1.7 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

6

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)72
Nearest car park250m
Santander docks (800m)0
Nearest cycle dock1.7 km

Nearby car parks

🅿️
Salisbury Street Car Park70 spaces· yes
745m

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: 6.3 km away✗ Not Green Belt✗ Not AONB35% green spaceTree canopy: 70%
More green space than 90% 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

12 min walk

76%

Recommend GP

76%

Overall GP experience

2

GPs within 1km

7

Dentists within 1km

Nearest hospitalQueen Charlotte's & Chelsea Hospital · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

95

Parks (1km)

9

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

32

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Station House (449 m)

Nearest supermarketBaghdad Food Centre · 185 m
25 tennis courts1 swimming pools5 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)

2

Cinemas (2km)

241m

Post office

Nearby shops

Ikhwan Butcher and Minimarket146 m
ND Super Store167 m
Vale Food & Wine228 m
Londis482 m

Nearby cafes

Lewis Cafe180 m
Acton Park Cafe244 m
Malieu261 m
Hopper Coffee436 m

Nearby restaurants

NUR Malaysia London145 m
Rango'z Peri Peri146 m
Dada's Diner149 m
Olive & Thyme153 m

Nearby pubs

The Station House449 m
The Rocket507 m
The Windmill666 m

Nearby gyms

Kiss Gyms169 m
David Lloyd Clubs229 m
TeamSport Acton307 m
The Arch Climbing Wall: Arch Acton590 m

Nearby pharmacies

Crossbell Pharmacy233 m
Zahra Pharmacy741 m
Alisha Pharmacy897 m
Westway Pharmacy934 m

Nearby health

Night & Day Emergency Dentists144 m
Acton Vale Dental Centre145 m
The Vale Surgery358 m
Lim Dental Practice522 m
Food hygiene (5-star)50% of 76

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

62

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
6.2% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

52

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,956m
Crossrail 2 route7,581m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,953 nationally

2,792

Est. population

21,030/km²

58%

Employed

46%

Degree educated

£43,800

Median income

7.9%

Claimant rate

Inner cityVery high densityMixed

30

Community stability

Age profile

24%
31%
21%
14%
Under 1824%
18–3431%
35–4921%
50–6414%
65+9%

Tenure

38%
34%
Own outright11%
Own (mortgage)12%
Private rent38%
Social rent34%
Shared ownership5%
Rent free0%

Ethnicity

18%
22%
14%
21%
20%
White British18%
White Other22%
Asian14%
Black21%
Mixed6%
Other20%

Employment & lifestyle

Managerial / professional34%
Routine / semi-routine18%
No car household57%
Unemployed7%
No qualifications17%

Housing tenure (Census 2021)

Private rent38%
Social rent34%

vs. London

Income vs London+4.3%
Price vs London-41.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
11
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)
100
Largest scheme
541 homes · Bromyard House, Bromyard House, Bromyard Avenue, London, W3 7AZ
Pipeline pressure
NONE

Named schemes (500m)

Park Grove, Former Kings Arms PH, Former Kings Arms Public House, The Vale, London, W3 7JT50 homes
completed
HOSTEL YWCA,, HOSTEL YWCA,, EAST ACTON LANE, W341 homes
completed
BROMYARD SPORTS GROUND, BROMYARD SPORTS GROUND, BROMYARD AVENUE, W331 homes
completed
FORMER ACTON PARK HOTEL, 116-118, FORMER ACTON PARK HOTEL, 116-118, THE VALE, W3 7SB13 homes
completed
183-189, 183-189, THE VALE, W311 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 (£302,500)

£2,625

Standard buyer

£0

First-time buyer

Save £2,625

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 7LB

Full postcodeW3 7LB
Postcode districtW3
BoroughLondon Borough of Ealing
WardEast Acton
Latitude51.507698
Longitude-0.256856
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