South Acton · Ealing · Ealing Central and Acton constituency · 51.50419, -0.28036

W3 8HF— South Acton, Ealing

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

The family fortress

 

Top 10% LondonSchools 100%Safety 82/100Transport 56/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong for families — high safety and school scores

Liveability
73
Safety
82
Schools
90
Transport
56
Environment
88
Investment
51

The bottom line

W3 8HF offers exceptional schools (100% Good/Outstanding), low crime and a green environment — 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 8HF

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 8HF

🛡️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🌿 Green Lung🔒 Very Safe

“The family fortress”

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How W3 8HF 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 · 6 min walk

KS2: 104.4

★★

Secondary

Ark Acton Academy

Good · Inspected Feb 2023 · 2 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 · 6 min walk

3 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)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 398m

Crime is 12% below 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£7,391/m²
Price per ft²£687/ft²
Avg floor area57.5 m²

EPC breakdown

B
11%
C
27%

Based on 38 properties · Confidence: high

Street mix

Flat 100%

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£143,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

2006–2026 · CAGR

+2.7%

Total change

+70%

Market Activity

Price Velocity & Acceleration

Current Velocity

+8.6%

per year

Acceleration

-20.65

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £250k–£300k · 55 sales

Property Type Mix

Total: 55 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£250k£277k+10.9%13
GFC & correction2008–2012£328k£225k-31.3%3
Help-to-Buy recovery2013–2016£313k£383k+22.2%3.7
Brexit uncertainty2019–2019£393k£393k+0%2
Pandemic surge2020–2021£370k£397k+7.2%1.5
Current market2024–2026£303k£425k+40.3%1.3

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.7% alpha

Flat/maisonette-0.7% α
Local
2.4%
District
3.1%

CAGR over 19yr 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
Sales Volume75
Seasonal Timing4
Trend Position40

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
1.5 min walk
South Acton

Nearby stations

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

38

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

3.1 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria ★36 min
Waterloo49 min ↑
Canary Wharf59 min ↑
City54 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

7

Car parks (800m)

8

EV chargers (800m)

Nearest car park139m
Santander docks (800m)0
Nearest cycle dock3.1 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: 16.0 µg/m³
Better than 84% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 8.0 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 3.7 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

10

Dentists within 1km

2

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

69

Parks (1km)

17

Restaurants (800m)

5

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

24

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Red Lion & Pineapple (520 m)

Nearest supermarketFostok Halab · 520 m
16 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)

746m

Post office

Nearby shops

Budgens81 m
The Local175 m
Al Rayan250 m
Sainsbury's Local257 m

Nearby cafes

Jungles Cafe100 m
The Apple Tree119 m
Wild Bean Cafe529 m
Chaiiwala571 m

Nearby restaurants

Crystal Charcoal87 m
Chicken Grilly111 m
Aquarium191 m
What the Fish199 m

Nearby pubs

The Red Lion & Pineapple520 m
The Talbot Inn546 m
The White Hart589 m
The King's Head652 m

Nearby gyms

Reynolds Sports Centre106 m
Actonians Sports Club - Boddington Gardens314 m
Gunnersbury Triangle Club441 m
St Columba's Tennis Club490 m

Nearby pharmacies

Walker's Pharmacy202 m
Dillons Pharmacy714 m
Wellcare Pharmacy747 m

Nearby health

Wisdom Dental232 m
GCH Acton Care Centre240 m
DentExcel444 m
Atrium Clinic508 m
Food hygiene (5-star)49% of 87

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

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

8/100

Velocity score

Future outlook

57.1

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport access

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,543m
Crossrail 2 route8,847m

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
No
Article 4 area
No
Listed buildings (800m)
17
Live planning apps (800m)
20
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
14
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)
162
Largest scheme
271 homes · Phase 5 Of The Acton Gardens Masterplan, Site Comprising, South Acton Estate Ph5 Conrad Tower, Carroll Court, Bollo Lane, London, W3 8QS
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 Gardens Phase 9.1, South Acton Estate, Bollo Lane, London, W3 8QZ68 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 8HF

Full postcodeW3 8HF
Postcode districtW3
BoroughLondon Borough of Ealing
WardSouth Acton
Latitude51.504187
Longitude-0.280361
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