East Acton · Ealing · Ealing Central and Acton constituency · 51.51712, -0.25758

W3 7PB— East Acton, Ealing

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

High-connectivity investment target

 

Schools 100%Safety 74/100Transport 42/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
56
Safety
74
Schools
90
Transport
42
Environment
59
Investment
50

The bottom line

W3 7PB 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 7PB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+4.5% vs London avg
vs London crime+63.0% vs London avg

Deep-dive guides for W3 7PB

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“High-connectivity investment target”

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How W3 7PB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

John Perryn Primary School

Good · Inspected May 2023 · 3 min walk

KS2: 104.4

—

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 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

★

Childcare

Maples Nursery School and Children's Centre

Requires Improvement · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

106.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+45% vs borough

Crime by type

Other28%
Violence & sexual offences24%
Anti-social behaviour23%
Vehicle crime8%
Drug offences5%
Burglary5%
Theft4%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 2.1km

Crime is +63% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

W3 district median

£472,500

Based on 338 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£3,009/m²
Price per ft²£280/ft²
Avg floor area121.8 m²

EPC breakdown

D
8%

Based on 8 properties · Confidence: low

Street mix

Semi 68%Terraced 26%Detached 5%

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£304,500
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
WallsSolid brick, 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

1998–2025 · CAGR

+3.4%

Total change

+145%

Market Activity

Price Velocity & Acceleration

Current Velocity

-42.6%

per year

Acceleration

+3.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 19 sales

Property Type Mix

Total: 19 sales

Detached5.3%
Semi-detached68.4%
Terraced26.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£143k£250k+74.8%1.3
Post-dot-com plateau2001–2004£150k£250k+66.7%1.5
Pre-crash peak2005–2007£375k£425k+13.3%1.3
GFC & correction2011–2011£355k£355k+0%1
Help-to-Buy recovery2015–2015£575k£575k+0%1
Brexit uncertainty2019–2019£1.13m£1.13m+0%1
Pandemic surge2021–2021£610k£610k+0%1
Current market2025–2025£350k£350k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-10% alpha

Semi-detached-10% α
Local
-3.1%
District
6.9%

CAGR over 3yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
North Acton Underground StationCentral line
8.8 min walk
Acton Main Line

Nearby stations

Acton Main Line Rail StationElizabeth line · Great Western Railway
8 min walk
Acton Main LineNational Rail
8 min walk
East Acton Underground StationCentral
9 min walk
North Acton Underground StationCentral
9 min walk
Acton Central Rail StationMildmay
13 min walk
No bus stops within 400m

25

Walkability score

74

Footpaths (500m)

0

Santander docks (800m)

2.1 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)

Total spaces (800m)10
Nearest car park497m
Santander docks (800m)0
Nearest cycle dock2.1 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: 24.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 84% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 6.3 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 67%
Less green space than 80% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.6 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): 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

10 min walk

76%

Recommend GP

76%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

Nearest hospitalQueen Charlotte's & Chelsea Hospital · 1.4 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

87

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

17

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Bar / Starbucks (547 m)

Nearest supermarketJaz Food & Wine · 622 m
13 tennis courts1 swimming pools3 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)

652m

Post office

Nearby shops

Strawberry Local299 m
Mashiva Ltd597 m
żabka603 m
Aman News Ltd603 m

Nearby cafes

Harry's Bar Cafe607 m
Costa656 m
Acton Cafe662 m
Acton Park Cafe987 m

Nearby restaurants

McDonald's544 m
Restaurant573 m
Fresh & Delicious602 m
Stones603 m

Nearby pubs

Bar / Starbucks547 m
The Foundry Collective694 m
The Station House1.0 km
The Rocket1.0 km

Nearby gyms

David Lloyd Clubs825 m
Kiss Gyms1.2 km

Nearby pharmacies

Jallas607 m
Marcus Jones Pharmacy636 m
Westway Pharmacy732 m

Nearby health

Oakwood Dental Practice700 m
Cloister Road Surgery758 m
Night & Day Emergency Dentists1.2 km
Acton Vale Dental Centre1.2 km
Food hygiene (5-star)64% of 45

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

50

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

28

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,179m
Crossrail 2 route8,111m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,549 nationally

2,533

Est. population

8,540/km²

49%

Employed

36%

Degree educated

£43,900

Median income

7.0%

Claimant rate

Inner cityHigh densityRenters

27

Community stability

Age profile

33%
31%
19%
Under 1833%
18–3431%
35–4919%
50–6411%
65+7%

Tenure

13%
50%
21%
Own outright13%
Own (mortgage)13%
Private rent50%
Social rent21%
Shared ownership3%
Rent free0%

Ethnicity

21%
26%
20%
14%
White British21%
White Other26%
Asian20%
Black14%
Mixed7%
Other12%

Employment & lifestyle

Managerial / professional21%
Routine / semi-routine17%
No car household59%
Unemployed6%
No qualifications14%

Housing tenure (Census 2021)

Private rent50%
Social rent21%

vs. London

Income vs London+4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
21
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)
2014
Largest scheme
990 homes · Friary Park Estate, Joseph Avenue, London, W3 6NL
Pipeline pressure
NONE

Named schemes (500m)

COTTON AVENUE, W3328 homes
completed
208 Western Avenue, Western Avenue, London, W3 6ED264 homes
completed
PLOTS 41-54, 71-102 & 135-166, PLOTS 41-54, 71-102 & 135-166, COTTON AVENUE, W378 homes
completed
PLOTS 25-40, PLOTS 25-40, COTTON AVENUE, W316 homes
completed
123 Western Avenue, Western Avenue, London, W3 7EB6 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
10.5%
Election year
2026
MP
Dr Rupa Huq (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 7PB

Full postcodeW3 7PB
Postcode districtW3
BoroughLondon Borough of Ealing
WardEast Acton
Latitude51.517123
Longitude-0.257577
Parliamentary constituencyEaling Central and Acton
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