East Acton · Ealing · Hammersmith and Chiswick constituency · 51.51734, -0.25116

W3 7PN— East Acton, Ealing

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

The practical family move

 

Schools 100%Safety 79/100Transport 57/100Yield 3.98%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
62
Safety
79
Schools
90
Transport
57
Environment
57
Investment
66

The bottom line

W3 7PN offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 3 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W3 7PN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.3% vs London avg
vs London crime+17.0% vs London avg

Deep-dive guides for W3 7PN

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

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🚇 Hyper-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How W3 7PN 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 · 4 min walk

KS2: 104.4

—

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 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★

Childcare

Maples Nursery School and Children's Centre

Requires Improvement · 15 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

76.2 incidents per 1,000 residents

Higher crime than 58% of London
→ Stable

+4% vs borough

Crime by type

Other35%
Violence & sexual offences29%
Vehicle crime13%
Anti-social behaviour12%
Drug offences4%
Theft4%
Burglary3%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Park Royal Fire Station (G29) · 2.3km

Crime is +17% above London average

Property

Prices, sales volume and market trends

Avg floor area88.7 m²

EPC breakdown

C
5%
D
7%
E
1%

Based on 13 properties · Confidence: medium

Street mix

Semi 22%Terraced 56%Flat 22%

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£221,750
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, 100 mm loft insulation
Heating fuelmains gas (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

1998–2024 · CAGR

+2.3%

Total change

+80%

Market Activity

Price Velocity & Acceleration

Current Velocity

-51.8%

per year

Acceleration

-67.61

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £450k–£500k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached22.2%
Terraced55.6%
Flat/maisonette22.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£147k£165k+12.2%1
Post-dot-com plateau2001–2001£245k£245k+0%1
Pre-crash peak2007–2007£395k£395k+0%2
Help-to-Buy recovery2014–2014£475k£475k+0%2
Rate-rise correction2023–2023£550k£550k+0%1
Current market2024–2024£265k£265k+0%1

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 5

Very Good

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

Nearby stations

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

40

Walkability score

132

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

10

Car parks (800m)

1

EV chargers (800m)

Nearest car park146m
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 waterMEDIUM
Medium
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: 5.8 km away✗ Not Green Belt✗ Not AONB3% green spaceTree canopy: 70%
Less green space than 84% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.5 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

5 min walk

76%

Recommend GP

76%

Overall GP experience

2

GPs within 1km

2

Dentists within 1km

Nearest hospitalQueen Charlotte's & Chelsea Hospital · 965 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

185

Parks (1km)

8

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

21

Sports (1km)

4

Convenience

Nearest supermarketLidl · 440 m
18 tennis courts1 swimming pools2 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)

0

Cinemas (2km)

354m

Post office

Nearby shops

Mashiva Ltd235 m
Hammersmith Food & Wine267 m
Zahra Supermarket294 m
Ankaran Food & Wine304 m

Nearby cafes

Bridge Cafe545 m
Costa857 m

Nearby restaurants

Cafe Pizzeria 59282 m
Savoy Fish & Chips293 m
Magic Wok306 m
Chicken land337 m

Nearby gyms

David Lloyd Clubs922 m

Nearby pharmacies

Marcus Jones Pharmacy296 m
Westway Pharmacy413 m

Nearby health

Oakwood Dental Practice395 m
The Vale Surgery1.2 km
Food hygiene (5-star)48% of 60

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

66

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
4.0% (average)London avg: 3.8%Above average yield
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

32.9

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,749m
Crossrail 2 route7,727m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,825 nationally

1,825

Est. population

8,916/km²

60%

Employed

44%

Degree educated

£43,800

Median income

8.9%

Claimant rate

Urban coreHigh densityRenters

26

Community stability

Age profile

17%
39%
19%
14%
Under 1817%
18–3439%
35–4920%
50–6414%
65+11%

Tenure

17%
55%
15%
Own outright17%
Own (mortgage)11%
Private rent55%
Social rent15%
Shared ownership1%
Rent free0%

Ethnicity

19%
32%
13%
14%
15%
White British19%
White Other32%
Asian13%
Black14%
Mixed6%
Other15%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine22%
No car household56%
Unemployed10%
No qualifications18%

Housing tenure (Census 2021)

Private rent55%
Social rent15%

vs. London

Income vs London+4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
54
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
17
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
371
Largest scheme
333 homes · Argos, Argos Homebase Superstore, Western Avenue, London, W3 7XX
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
Argos, Western Avenue, London, W3 7XX31 homes
completed
73, 73, St Andrews Road, Acton, W3 7NF8 homes
completed
8 - 12, 8 - 12, Western Avenue, Acton, W3 7UD6 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 7PN

Full postcodeW3 7PN
Postcode districtW3
BoroughLondon Borough of Ealing
WardEast Acton
Latitude51.517342
Longitude-0.251155
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