South Acton · Ealing · Ealing Central and Acton constituency · 51.50485, -0.27789

W3 8QQ— South Acton, Ealing

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

The practical family move

 

Bottom 25% LondonSchools 100%Safety 82/100Transport 54/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
71
Safety
82
Schools
100
Transport
54
Environment
61
Investment
51

The bottom line

W3 8QQ offers exceptional schools (100% Good/Outstanding) and low crime — 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 8QQ

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 8QQ

🛡️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 8QQ 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 · 5 min walk

KS2: 104.4

★★★

Secondary

Ark Soane Academy

Outstanding · Inspected Mar 2024 · 4 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

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

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 253m

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£5,563/m²
Price per ft²£517/ft²
Avg floor area76.8 m²

EPC breakdown

C
8%
D
18%
E
9%
F
1%

Based on 36 properties · Confidence: high

Street mix

Semi 38%Detached 2%Flat 60%

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£192,000
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)
GlazingSingle glazed
Council tax band Band DAnnual charge £1,955
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+8.2%

Total change

+975%

Market Activity

Price Velocity & Acceleration

Current Velocity

+57.5%

per year

Acceleration

+59.78

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £200k–£250k · 48 sales

Property Type Mix

Total: 48 sales

Detached2.1%
Semi-detached37.5%
Flat/maisonette60.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£63k£279k+343.4%3
Post-dot-com plateau2001–2004£171k£185k+8.2%3
Pre-crash peak2005–2007£233k£325k+39.5%2.3
GFC & correction2008–2010£583k£740k+27%1
Help-to-Buy recovery2014–2016£495k£525k+6.1%2
Brexit uncertainty2019–2019£500k£500k+0%1
Pandemic surge2020–2021£800k£857k+7.1%1.5
Rate-rise correction2022–2022£440k£440k+0%1
Current market2024–2025£430k£677k+57.5%1.5

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.1% alpha

Weakest performer

Semi-detached

-2.6% alpha

Flat/maisonette+1.1% α
Local
10.3%
District
9.2%
Semi-detached-2.6% α
Local
4.4%
District
7%

CAGR over 17yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
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
3.2 min walk
South Acton

Nearby stations

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

45

Walkability score

88

Footpaths (500m)

0

Santander docks (800m)

2.9 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)

7

EV chargers (800m)

Total spaces (800m)70
Nearest car park175m
Santander docks (800m)0
Nearest cycle dock2.9 km

Nearby car parks

🅿️
Salisbury Street Car Park70 spaces· yes
755m

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 AONB11% 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

41 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

12

Dentists within 1km

3

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.8 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

71

Parks (1km)

20

Restaurants (800m)

8

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

17

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Talbot Inn (360 m)

Nearest supermarketFostok Halab · 405 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)

802m

Post office

Nearby shops

Budgens204 m
The Local320 m
Al Rayan408 m
Sainsbury's Local416 m

Nearby cafes

Jungles Cafe217 m
The Apple Tree252 m
Chaiiwala416 m
Chai Spot434 m

Nearby restaurants

Crystal Charcoal210 m
Chicken Grilly220 m
Aquarium340 m
What the Fish348 m

Nearby pubs

The Talbot Inn360 m
The Red Lion & Pineapple383 m
The White Hart439 m
The King's Head474 m

Nearby gyms

Reynolds Sports Centre164 m
PureGym378 m
Twyford Sports Centre462 m
Actonians Sports Club - Boddington Gardens486 m

Nearby pharmacies

Walker's Pharmacy353 m
Dillons Pharmacy527 m
Wellcare Pharmacy560 m
Zahra Pharmacy758 m

Nearby health

GCH Acton Care Centre150 m
DentExcel311 m
Wisdom Dental389 m
Dental Beauty475 m
Food hygiene (5-star)44% of 135

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 score20/100
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

57.2

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,377m
Crossrail 2 route8,729m

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)
2
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
19
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)
146
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

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Key facts for W3 8QQ

Full postcodeW3 8QQ
Postcode districtW3
BoroughLondon Borough of Ealing
WardSouth Acton
Latitude51.504852
Longitude-0.277887
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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