South Acton · Ealing · Ealing Central and Acton constituency · 51.50361, -0.27638

W3 8EP— South Acton, Ealing

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

The practical family move

 

Top 13% LondonSchools 100%Safety 82/100Transport 54/100Yield 3.98%

Best for: Families

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Strong for families — high safety and school scores

Liveability
72
Safety
82
Schools
100
Transport
54
Environment
61
Investment
65

The bottom line

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

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Location

W3 8EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-5.7% vs London avg
vs London crime-12.0% vs London avg

Deep-dive guides for W3 8EP

🛡️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 8EP 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 · 6 min walk

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 · 2 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)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 384m

Crime is 12% below London average

Property

Prices, sales volume and market trends

Avg floor area50.5 m²

EPC breakdown

C
13%
D
7%
E
2%

Based on 22 properties · Confidence: medium

Street mix

Semi 24%Terraced 6%Flat 71%

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£126,250
Rebuild cost per m²£2,500/m²

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

Construction erabefore 1900
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingPartial double glazing
Council tax band Band DAnnual charge £1,955
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2022 · CAGR

+7.3%

Total change

+518%

Market Activity

Price Velocity & Acceleration

Current Velocity

-56.9%

per year

Acceleration

-188.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £75k–£100k · 16 sales

Property Type Mix

Total: 16 sales

Semi-detached25%
Flat/maisonette75%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1997£79k£98k+23.7%1.5
Post-dot-com plateau2001–2004£180k£640k+255.6%2
Pre-crash peak2007–2007£362k£362k+0%1
GFC & correction2009–2009£800k£800k+0%1
Help-to-Buy recovery2014–2015£515k£490k-4.9%1
Pandemic surge2021–2021£1.14m£1.14m+0%2
Rate-rise correction2022–2022£490k£490k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.4% alpha

Flat/maisonette+3.4% α
Local
19.2%
District
15.8%

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

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 4

Good

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

Nearby stations

Acton Town Underground StationPiccadilly · District
4 min walk
South Acton Rail StationMildmay
8 min walk
South ActonNational Rail
8 min walk
Acton Central Rail StationMildmay
14 min walk
Ealing Common Underground StationDistrict · Piccadilly
14 min walk
No bus stops within 400m

41

Walkability score

87

Footpaths (500m)

0

Santander docks (800m)

2.8 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)

9

EV chargers (800m)

Total spaces (800m)70
Nearest car park346m
Santander docks (800m)0
Nearest cycle dock2.8 km

Nearby car parks

🅿️
Salisbury Street Car Park70 spaces· yes
684m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
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: 7.8 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Syon Park SSSI — 3.9 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

13

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

74

Parks (1km)

24

Restaurants (800m)

9

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

18

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Talbot Inn (385 m)

Nearest supermarketFostok Halab · 548 m
10 tennis courts5 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)

974m

Post office

Nearby shops

Budgens244 m
The Local327 m
Sainsbury's Local387 m
Al Rayan414 m

Nearby cafes

Jungles Cafe244 m
The Apple Tree273 m
Mint Cafe346 m
Sport Cafe Daallo519 m

Nearby restaurants

Chicken Grilly239 m
Crystal Charcoal246 m
Aquarium347 m
What the Fish353 m

Nearby pubs

The Talbot Inn385 m
The Red Lion & Pineapple509 m
George & Dragon517 m
The King's Head526 m

Nearby gyms

Reynolds Sports Centre315 m
Anytime Fitness510 m
PureGym513 m
Gunnersbury Triangle Club518 m

Nearby pharmacies

Walker's Pharmacy360 m
Dillons Pharmacy515 m
Wellcare Pharmacy551 m
Zahra Pharmacy717 m

Nearby health

GCH Acton Care Centre322 m
Wisdom Dental395 m
Acton Town Dental Practice419 m
DentExcel446 m
Food hygiene (5-star)48% of 170

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

65

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 score21/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

46.2

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,262m
Crossrail 2 route8,572m

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%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
7
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)
144
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
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

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 8EP

Full postcodeW3 8EP
Postcode districtW3
BoroughLondon Borough of Ealing
WardSouth Acton
Latitude51.503607
Longitude-0.276378
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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