South Acton · Ealing · Ealing Central and Acton constituency · 51.50381, -0.27853

W3 8EL— South Acton, Ealing

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

The practical family move

 

Schools 100%Safety 82/100Transport 55/100Low yield 3.49%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
66
Safety
82
Schools
90
Transport
55
Environment
61
Investment
53

The bottom line

W3 8EL offers exceptional schools (100% Good/Outstanding) and low crime at £539,000 median — strong value for Families who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W3 8EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+3.7% vs London avg
vs London income-5.7% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for W3 8EL

🛡️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

“The practical family move”

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How W3 8EL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Acton Gardens Primary School

Not yet inspected · Inspected May 2025 · 5 min walk

KS2: 104.4

★★

Secondary

Ark Acton Academy

Good · Inspected Feb 2023 · 3 min walk

P8: +0.26A8: 46.0

100% of local schools rated Good or Outstanding · based on 14 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

57.2 incidents per 1,000 residents

Better than 56% of London
→ Stable

-22% vs borough

Crime by type

Other35%
Violence & sexual offences23%
Anti-social behaviour20%
Burglary10%
Robbery4%
Vehicle crime4%
Drug offences2%
Theft2%

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) · 377m

Crime is 12% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£539,000

Median sale price

Above London median by 4%

£539,000 is 4% above the London median (£520,000)

+35.5%

This year

Flat

Dominant type

Price history

5-year change
-38.5%
Sales (24 months)6
New build0.0%
Avg flat£539,000
Price per m²£6,356/m²
Price per ft²£591/ft²
Avg floor area87.6 m²

EPC breakdown

C
31%
D
16%
E
6%
F
1%

Based on 54 properties · Confidence: high

Street mix

Semi 23%Detached 1%Flat 73%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

Stamp duty

Standard buyer£14,450
First-time buyerFTB
£5,700
Additional propertyBTL/2nd
£30,620

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.6×

Price-to-income

£2,696/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£219,000
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)
GlazingHigh performance glazing
Council tax band Band DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+7.5%

Total change

+843%

Market Activity

Price Velocity & Acceleration

Current Velocity

+40.1%

per year

Acceleration

+30.81

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £600k–£700k · 71 sales

Property Type Mix

Total: 71 sales

Detached1.4%
Semi-detached22.5%
Flat/maisonette76.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£79k£188k+138.1%2.2
Post-dot-com plateau2001–2004£370k£250k-32.4%1.3
Pre-crash peak2005–2007£243k£450k+85.2%2
GFC & correction2009–2012£279k£190k-31.9%2
Help-to-Buy recovery2013–2015£420k£590k+40.5%2
Brexit uncertainty2018–2019£1.87m£545k-70.8%5
Pandemic surge2020–2021£550k£877k+59.4%7
Rate-rise correction2022–2023£400k£485k+21.2%4
Current market2025–2026£530k£743k+40.1%3

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.6% alpha

Weakest performer

Semi-detached

+0.6% alpha

Flat/maisonette+0.6% α
Local
6.6%
District
6%
Semi-detached+0.6% α
Local
8.8%
District
8.2%

CAGR over 30yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

22out 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 Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Acton Town Underground StationPiccadilly line
1.8 min walk
South Acton

Nearby stations

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

39

Walkability score

54

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

9

Car parks (800m)

7

EV chargers (800m)

Nearest car park240m
Santander docks (800m)0
Nearest cycle dock3.0 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.9 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Syon Park 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): 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

KEW MEDICAL PRACTICE

14 HIGH PARK ROAD, KEW, TW9 4BH

39 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

12

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

19

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

22

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Talbot Inn (465 m)

Nearest supermarketFostok Halab · 526 m
14 tennis courts6 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)

856m

Post office

Nearby shops

Budgens100 m
The Local206 m
Al Rayan296 m
Sainsbury's Local304 m

Nearby cafes

Jungles Cafe107 m
The Apple Tree141 m
Mint Cafe491 m
Chaiiwala540 m

Nearby restaurants

Crystal Charcoal104 m
Chicken Grilly106 m
Aquarium227 m
What the Fish234 m

Nearby pubs

The Talbot Inn465 m
The Red Lion & Pineapple507 m
The White Hart563 m
The King's Head590 m

Nearby gyms

Reynolds Sports Centre188 m
Actonians Sports Club - Boddington Gardens445 m
Gunnersbury Triangle Club445 m
PureGym500 m

Nearby pharmacies

Walker's Pharmacy240 m
Dillons Pharmacy620 m
Wellcare Pharmacy655 m

Nearby health

GCH Acton Care Centre254 m
Wisdom Dental276 m
DentExcel434 m
Acton Town Dental Practice564 m
Food hygiene (5-star)48% of 115

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

53

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
3.5% (average)London avg: 3.8%Above average yield
Gentrification score9/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months5

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

42/100

Velocity score

Future outlook

43.9

Price growth score

D
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,413m
Crossrail 2 route8,715m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,676 nationally

1,415

Est. population

8,645/km²

66%

Employed

57%

Degree educated

£39,600

Median income

7.1%

Claimant rate

Inner cityHigh densityYoung professionals

36

Community stability

Age profile

20%
27%
23%
18%
Under 1820%
18–3428%
35–4924%
50–6418%
65+11%

Tenure

18%
20%
39%
22%
Own outright18%
Own (mortgage)20%
Private rent39%
Social rent22%
Shared ownership1%
Rent free1%

Ethnicity

33%
28%
White British33%
White Other28%
Asian12%
Black11%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional41%
Routine / semi-routine15%
No car household52%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent39%
Social rent22%

vs. London

Income vs London-5.7%
Price vs London+3.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
18
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)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
157
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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£539,000)

£14,450

Standard buyer

£5,700

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for W3 8EL

Full postcodeW3 8EL
Postcode districtW3
BoroughLondon Borough of Ealing
WardSouth Acton
Latitude51.503809
Longitude-0.278531
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