South Acton · Ealing · Ealing Central and Acton constituency · 51.50293, -0.27019

W3 8AF— South Acton, Ealing

Location and area intelligence for W3 8AF, South Acton, Ealing

The practical family move

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 48/100Yield 3.98%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
76
Schools
100
Transport
48
Environment
60
Investment
56

The bottom line

W3 8AF offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catch: 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W3 8AF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.7% vs London avg
vs London crime-14.0% vs London avg

Deep-dive guides for W3 8AF

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

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Postcode Personality

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“The practical family move”

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How W3 8AF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Acton Gardens Primary School

Not yet inspected · Inspected May 2025 · 3 min walk

KS2: 104.4

★★★

Secondary

Ark Soane Academy

Outstanding · Inspected Mar 2024 · 9 min walk

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

55.6 incidents per 1,000 residents

Better than 58% of London
↑ Rising 800.0%

-24% vs borough

Crime by type

Other27%
Anti-social behaviour24%
Violence & sexual offences21%
Burglary11%
Vehicle crime10%
Drug offences5%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 654m

Crime is 14% below London average

Property

Prices, sales volume and market trends

Avg floor area73.3 m²

EPC breakdown

B
1%
C
7%
D
7%
E
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 7%Terraced 47%Flat 43%Other 3%

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£183,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (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

1996–2023 · CAGR

+6.5%

Total change

+442%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.0%

per year

Acceleration

+44.89

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 29 sales

Property Type Mix

Total: 29 sales

Semi-detached6.9%
Terraced48.3%
Flat/maisonette44.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£96k£233k+142.2%1
Post-dot-com plateau2002–2004£245k£240k-2%1.7
Pre-crash peak2005–2006£250k£289k+15.6%2
GFC & correction2010–2012£293k£267k-8.9%2
Help-to-Buy recovery2013–2014£595k£668k+12.3%1
Brexit uncertainty2018–2019£653k£339k-48%2.5
Pandemic surge2020–2021£370k£675k+82.4%1
Rate-rise correction2022–2023£460k£520k+13%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.8% alpha

Flat/maisonette-2.8% α
Local
2.5%
District
5.3%

CAGR over 15yr 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
Seasonal Timing14
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Chiswick Park Underground StationDistrict line
11.1 min walk
South Acton

Nearby stations

South Acton Rail StationMildmay
5 min walk
South ActonNational Rail
5 min walk
Acton Town Underground StationPiccadilly · District
9 min walk
Acton Central Rail StationMildmay
10 min walk
Chiswick Park Underground StationDistrict
12 min walk
No bus stops within 400m

54

Walkability score

182

Footpaths (500m)

0

Santander docks (800m)

2.4 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria ★37 min
Waterloo50 min ↑
Canary Wharf60 min ↑
City55 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

7

Car parks (800m)

17

EV chargers (800m)

Total spaces (800m)72
Nearest car park373m
Santander docks (800m)0
Nearest cycle dock2.4 km

Nearby car parks

🅿️
Salisbury Street Car Park70 spaces· yes
373m

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: 7.4 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 3.8 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

25 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

12

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 2.2 km
Nearest A&EKINGSTON AND RICHMOND NHS FOUNDATION TRUST · 9.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%57.7%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

32

Restaurants (800m)

26

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

5

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Talbot Inn (462 m)

Nearest supermarketLidl · 496 m
1 swimming pools1 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)

1.4km

Post office

Nearby shops

Sainsbury's Local162 m
Crystal News330 m
Fenerbahce Food & Wine331 m
AD Oriental Food425 m

Nearby cafes

Mint Cafe151 m
Mosaic Café Bistro332 m
The Coffee House420 m
Sport Cafe Daallo444 m

Nearby restaurants

Sabiib420 m
Pepe's420 m
McDonald's441 m
Sam's Chicken450 m

Nearby pubs

The Talbot Inn462 m
George & Dragon496 m
The Windmill506 m
The Sheepwalk Tavern552 m

Nearby gyms

Acton Centre440 m
Anytime Fitness509 m
The Arch Climbing Wall: Arch Acton557 m
Reynolds Sports Centre737 m

Nearby pharmacies

Alisha Pharmacy344 m
Dillons Pharmacy428 m
Wellcare Pharmacy451 m
Zahra Pharmacy474 m

Nearby health

Acton Town Dental Practice134 m
Acton Lane Medical Centre349 m
Dental Beauty515 m
Lim Dental Practice586 m
Food hygiene (5-star)46% of 216

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

56

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 score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Medium

Demand

Medium

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

49.2

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,829m
Crossrail 2 route8,156m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,693 nationally

2,750

Est. population

23,478/km²

69%

Employed

57%

Degree educated

£39,600

Median income

3.9%

Claimant rate

Inner cityVery high densityYoung professionals

40

Community stability

Age profile

23%
31%
27%
Under 1824%
18–3431%
35–4928%
50–6412%
65+6%

Tenure

32%
19%
33%
Own outright5%
Own (mortgage)32%
Private rent20%
Social rent33%
Shared ownership11%

Ethnicity

28%
21%
14%
22%
White British28%
White Other21%
Asian14%
Black22%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine16%
No car household53%
Unemployed5%
No qualifications12%

Housing tenure (Census 2021)

Social rent33%
Private rent20%

vs. London

Income vs London-5.7%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
21
Local approval rate
0%
Borough approval rate
24%
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
38
Largest scheme
308 homes · Phase 6 Of The South Acton Estate, Phase 6, South Acton Estate, Bollo Bridge Road, London, W3 8DA
Pipeline pressure
NONE

Named schemes (500m)

Phase 6 Of The South Acton Estate, Phase 6, South Acton Estate, Bollo Bridge Road, London, W3 8DA308 homes
completed
South Acton Estate Phase 1(2.3), Phase 1 (2.3), Land adj to, Bollo Bridge Road167 homes
completed
Phases 2.1 part of South Acton Estate, Phases 2.1 part of South Acton Estate, Stanley Road, Palmerston Road, All Saints Road, Acton, W3129 homes
completed
South Acton Estate Phase 1 (2.2), South Acton Estate Phase 1 (2.2), Palmerston Road, Acton, W3 8TL125 homes
completed
Site Of The Former Blackmore Tower,, Acton GardenPhase 2 Former Blackmore Tower (Liberty Quarter), Stanley Road, London, W3 8UE106 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
11.4%
Election year
2026
MP
Dr Rupa Huq (Labour)
MP majority
13,995
Constituency
Ealing Central and Acton

Councillors

Katie Lynn DouglasLabour
Yvonne Elizabeth JohnsonLabour
Husam AlharahshehGreen

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Key facts for W3 8AF

Full postcodeW3 8AF
Postcode districtW3
BoroughLondon Borough of Ealing
WardSouth Acton
Latitude51.502931
Longitude-0.270193
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