South Acton · Ealing · Ealing Central and Acton constituency · 51.50682, -0.27777

W3 8EE— South Acton, Ealing

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 55/100Yield 3.98%

Best for: Families

Compare areas

Investment-grade — strong yield and growth signals

Liveability
69
Safety
76
Schools
100
Transport
55
Environment
61
Investment
67

The bottom line

W3 8EE offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Check your dealbreakers

Toggle the things that matter to you — see how W3 8EE scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how W3 8EE meets your needs.

Location

W3 8EE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.0% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for W3 8EE

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare W3 8EE with:

Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

Share:WhatsAppShare on X

How W3 8EE 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 · 7 min walk

KS2: 104.4

★★★

Secondary

Ark Soane Academy

Outstanding · Inspected Mar 2024 · 1 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 · 6 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

97.3 incidents per 1,000 residents

Higher crime than 73% of London
→ Stable

+33% vs borough

Crime by type

Anti-social behaviour32%
Other25%
Violence & sexual offences19%
Vehicle crime9%
Drug offences7%
Burglary6%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 64m

Crime is +50% above London average

Property

Prices, sales volume and market trends

Avg floor area87.8 m²

EPC breakdown

C
12%
D
10%

Based on 22 properties · Confidence: medium

Street mix

Semi 5%Terraced 38%Flat 57%

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£219,500
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 EAnnual charge £2,389
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2021 · CAGR

+7.9%

Total change

+573%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.8%

per year

Acceleration

+3.76

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £700k+ · 21 sales

Property Type Mix

Total: 21 sales

Semi-detached4.8%
Terraced38.1%
Flat/maisonette57.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£68k£230k+238.2%1.2
Post-dot-com plateau2001–2004£227k£211k-7%1.7
Pre-crash peak2007–2007£465k£465k+0%1
GFC & correction2010–2010£285k£285k+0%2
Help-to-Buy recovery2014–2016£430k£595k+38.4%1.3
Brexit uncertainty2018–2018£900k£900k+0%1
Pandemic surge2020–2021£625k£458k-26.8%1.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Flat/maisonette+1.4% α
Local
5.1%
District
3.7%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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
Acton Town Underground StationPiccadilly line
5.7 min walk
South Acton

Nearby stations

Acton Town Underground StationPiccadilly · District
6 min walk
Ealing Common Underground StationDistrict · Piccadilly
10 min walk
South Acton Rail StationMildmay
12 min walk
South ActonNational Rail
12 min walk
Acton Central Rail StationMildmay
13 min walk
No bus stops within 400m

51

Walkability score

68

Footpaths (500m)

0

Santander docks (800m)

3.0 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)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

8

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)70
Nearest car park100m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Salisbury Street Car Park70 spaces· yes
752m

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: 7.8 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Syon Park SSSI — 4.1 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): 3

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

28 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

14

Dentists within 1km

4

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

68

Parks (1km)

26

Restaurants (800m)

9

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

17

Sports (1km)

0

Convenience

Nearest supermarketFostok Halab · 187 m
10 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

680m

Post office

Nearby shops

Shadi Food Centre280 m
Acton General Store289 m
The Convenience Barn327 m
Yasmeen Al-Sham Supermarket352 m

Nearby cafes

Chaiiwala233 m
Chai Spot270 m
Morrisons Cafe403 m
Jungles Cafe414 m

Nearby restaurants

North China Restaurant163 m
Mimik Sushi206 m
Peony London225 m
Chicken Kitchen237 m

Nearby pubs

The Red Lion & Pineapple176 m
The White Hart248 m
The Talbot Inn300 m
The King's Head348 m

Nearby gyms

PureGym163 m
Twyford Sports Centre243 m
Reynolds Sports Centre252 m
Anytime Fitness397 m

Nearby pharmacies

Dillons Pharmacy475 m
Wellcare Pharmacy500 m
Walker's Pharmacy542 m
Zahra Pharmacy718 m

Nearby health

DentExcel100 m
GCH Acton Care Centre105 m
Dental Beauty381 m
Atrium Clinic386 m
Food hygiene (5-star)43% of 133

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

67

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 score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Very High

Demand

Very Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

41.9

Price growth score

D
High

Development pressure

Low

New supply risk

Excellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,389m
Crossrail 2 route8,823m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,429 nationally

2,056

Est. population

12,588/km²

61%

Employed

59%

Degree educated

£46,200

Median income

5.3%

Claimant rate

Urban coreHigh densityYoung professionals

35

Community stability

Age profile

17%
23%
25%
19%
16%
Under 1817%
18–3423%
35–4925%
50–6419%
65+16%

Tenure

22%
23%
44%
Own outright22%
Own (mortgage)23%
Private rent44%
Social rent10%
Shared ownership1%

Ethnicity

33%
28%
16%
White British33%
White Other28%
Asian16%
Black8%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine11%
No car household44%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent44%
Social rent10%

vs. London

Income vs London+10.0%

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)
3
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
17
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)
190
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 5 Of The Acton Gardens Masterplan, Site Comprising, South Acton Estate Ph5 Conrad Tower, Carroll Court, Bollo Lane, London, W3 8QS271 homes
completed
Phase 7.1 Of The South Acton Estate Regeneration Masterplan, 81-139, Church Road, London, W3 8PX246 homes
completed
Phase 3.1 South Acton Estate, Phase 3.1 Wodehouse Court and Woolf Court, Vincent Road, London, W3 8TU124 homes
completed
Phase 3.2 Of The Acton Gardens Master Plan;, South Acton Estate phase 3.2, South Park & Land North of, Bollo Bridge Road116 homes
completed
Acton And West London College, Gunnersbury Lane, London, W3 8EA116 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

Live in W3 8EE? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for W3 8EE.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Ealing with nearby boroughs:

Ealing vs HounslowEaling vs Hammersmith And FulhamEaling vs Brent

Similar postcodes

Frequently asked questions

📍 Track W3 8EE

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for W3 8EE

Full postcodeW3 8EE
Postcode districtW3
BoroughLondon Borough of Ealing
WardSouth Acton
Latitude51.506820
Longitude-0.277770
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