South Acton · Ealing · Ealing Central and Acton constituency · 51.50326, -0.26924

W3 8AL— South Acton, Ealing

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

The practical family move

 

Schools 100%Safety 76/100Transport 41/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
66
Safety
76
Schools
100
Transport
41
Environment
60
Investment
51

The bottom line

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

The catch: 47 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

W3 8AL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-5.7% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for W3 8AL

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

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“The practical family move”

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How W3 8AL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Ark Priory Primary Academy

Not yet inspected · Inspected Jun 2025 · 3 min walk

KS2: 106.3

★★★

Secondary

Ark Soane Academy

Outstanding · Inspected Mar 2024 · 9 min walk

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

97.6 incidents per 1,000 residents

Higher crime than 73% of London
→ Stable

+33% vs borough

Crime by type

Other35%
Anti-social behaviour22%
Violence & sexual offences20%
Vehicle crime10%
Drug offences5%
Burglary4%
Theft2%
Robbery2%

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) · 679m

Crime is +50% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£7,230/m²
Price per ft²£672/ft²
Avg floor area96.3 m²

EPC breakdown

C
12%
D
21%
E
4%

Based on 37 properties · Confidence: high

Street mix

Semi 4%Terraced 48%Flat 48%

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£240,750
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)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,955
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.3%

Total change

+1003%

Market Activity

Price Velocity & Acceleration

Current Velocity

+47.4%

per year

Acceleration

+20.19

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £450k–£500k · 54 sales

Property Type Mix

Total: 54 sales

Semi-detached3.7%
Terraced48.1%
Flat/maisonette48.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£158k+80.6%2.3
Post-dot-com plateau2001–2004£256k£206k-19.5%2
Pre-crash peak2005–2007£450k£309k-31.3%3
GFC & correction2008–2009£562k£528k-6.1%2
Help-to-Buy recovery2013–2015£630k£612k-2.9%2
Brexit uncertainty2017–2018£772k£835k+8.2%2
Pandemic surge2020–2021£575k£500k-13%1
Rate-rise correction2022–2023£1.15m£515k-55.2%2
Current market2024–2025£655k£965k+47.4%2.5

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.3% alpha

Weakest performer

Terraced

+0.5% alpha

Flat/maisonette+1.3% α
Local
8%
District
6.7%
Terraced+0.5% α
Local
10.1%
District
9.6%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

6out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing0
Trend Position10

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
11.5 min walk
South Acton

Nearby stations

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

57

Walkability score

199

Footpaths (500m)

0

Santander docks (800m)

2.3 km

Nearest cycle dock

Central London commute times

London Bridge58 min ↑
Victoria ★47 min
Waterloo54 min ↑
Canary Wharf56 min ↑
City56 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

5

Car parks (800m)

19

EV chargers (800m)

Total spaces (800m)72
Nearest car park307m
Santander docks (800m)0
Nearest cycle dock2.3 km

Nearby car parks

🅿️
Salisbury Street Car Park70 spaces· yes
307m

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: 7.3 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
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

24 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

11

Dentists within 1km

1

Care homes (1km)

Nearest hospitalClayponds Hospital · 2.2 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

49

Parks (1km)

31

Restaurants (800m)

29

Cafes (800m)

0

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

7

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Windmill (442 m)

Nearest supermarketLidl · 462 m
3 tennis courts1 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 Local234 m
Crystal News279 m
Fenerbahce Food & Wine286 m
AD Oriental Food377 m

Nearby cafes

Mint Cafe226 m
Mosaic Café Bistro280 m
The Coffee House378 m
Costa408 m

Nearby restaurants

Pepe's377 m
Sabiib382 m
Grounded406 m
McDonald's411 m

Nearby pubs

The Windmill442 m
The Talbot Inn469 m
George & Dragon481 m
The Sheepwalk Tavern529 m

Nearby gyms

Acton Centre377 m
The Arch Climbing Wall: Arch Acton488 m
Anytime Fitness497 m
PureGym770 m

Nearby pharmacies

Alisha Pharmacy302 m
Dillons Pharmacy405 m
Zahra Pharmacy416 m
Wellcare Pharmacy424 m

Nearby health

Acton Town Dental Practice200 m
Acton Lane Medical Centre309 m
Dental Beauty505 m
Lim Dental Practice514 m
Food hygiene (5-star)46% of 223

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

51

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 score28/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months2

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

54.8

Price growth score

C
High

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,766m
Crossrail 2 route8,115m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,024 nationally

1,957

Est. population

16,394/km²

68%

Employed

54%

Degree educated

£39,600

Median income

6.3%

Claimant rate

Inner cityVery high densityEstablished mixed

37

Community stability

Age profile

18%
31%
25%
16%
Under 1818%
18–3431%
35–4925%
50–6416%
65+11%

Tenure

15%
27%
36%
21%
Own outright15%
Own (mortgage)27%
Private rent36%
Social rent21%
Shared ownership2%

Ethnicity

39%
26%
White British39%
White Other26%
Asian9%
Black10%
Mixed6%
Other10%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine15%
No car household53%
Unemployed4%
No qualifications15%

Housing tenure (Census 2021)

Private rent36%
Social rent21%

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)
29
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
20
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)
0

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
The Oaks Shopping Centre, The Oaks Shopping Centre and Car Park in Churchfield Road, High Street, London, W3 6RE142 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

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 8AL

Full postcodeW3 8AL
Postcode districtW3
BoroughLondon Borough of Ealing
WardSouth Acton
Latitude51.503259
Longitude-0.269244
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
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