Ealing Common · Ealing · Ealing Central and Acton constituency · 51.50271, -0.28245

W3 9AA— Ealing Common, Ealing

Location and area intelligence for W3 9AA, Ealing Common, Ealing

The family fortress

 

Bottom 25% LondonSchools 100%Safety 74/100Transport 51/100Low yield 1.77%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
70
Safety
74
Schools
90
Transport
51
Environment
88
Investment
32

The bottom line

W3 9AA offers exceptional schools (100% Good/Outstanding), low crime and a green environment at £1,065,000 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 9AA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London avg price+104.8% vs London avg
vs London income+10.0% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for W3 9AA

🛡️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📈 Up & Coming🔒 Very Safe

“The family fortress”

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How W3 9AA 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 · 8 min walk

KS2: 104.4

★★

Secondary

Ark Acton Academy

Good · Inspected Feb 2023 · 4 min walk

P8: +0.26A8: 46.0

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.4 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 4633.3%

-5% vs borough

Crime by type

Other26%
Vehicle crime25%
Violence & sexual offences14%
Anti-social behaviour13%
Burglary10%
Drug offences6%
Theft3%
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) · 617m

Crime is +7% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£1,065,000

Median sale price

Top 25% — 105% above London median

£1,065,000 is 105% above the London median (£520,000)

+62.9%

This year

Semi-detached

Dominant type

Price history

5-year change
+20.3%
Sales (24 months)5
New build0.0%
Avg detached£1,065,000
Avg semi-detached£1,090,000
Avg terraced£1,360,000
Avg flat£525,000
Price per m²£9,825/m²
Price per ft²£913/ft²
Avg floor area104.5 m²

EPC breakdown

C
13%
D
14%
E
3%
F
1%

Based on 31 properties · Confidence: high

Street mix

Semi 77%Terraced 6%Detached 3%Flat 12%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£47,750
First-time buyerFTB
£47,750
Additional propertyBTL/2nd
£79,700

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

23.1×

Price-to-income

£5,328/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£261,250
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,824
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.8%

Total change

+441%

Market Activity

Price Velocity & Acceleration

Current Velocity

-27.6%

per year

Acceleration

-91.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £350k–£400k · 33 sales

Property Type Mix

Total: 33 sales

Detached3%
Semi-detached78.8%
Terraced6.1%
Flat/maisonette12.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£178k£395k+122.5%1.5
Post-dot-com plateau2001–2004£353k£415k+17.6%1
Pre-crash peak2005–2007£375k£610k+62.7%2
GFC & correction2008–2008£550k£550k+0%1
Help-to-Buy recovery2013–2014£710k£475k-33.1%1
Brexit uncertainty2017–2019£751k£925k+23.3%1.3
Pandemic surge2020–2021£856k£885k+3.4%2.5
Rate-rise correction2022–2022£810k£810k+0%3
Current market2024–2025£1.32m£960k-27.5%2.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.5% alpha

Semi-detached-0.5% α
Local
7.7%
District
8.2%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

37

Walkability score

48

Footpaths (500m)

0

Santander docks (800m)

3.2 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)

6

EV chargers (800m)

Nearest car park217m
Santander docks (800m)0
Nearest cycle dock3.2 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: 8.2 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 61%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 3.5 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

37 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

8

Dentists within 1km

1

Care homes (1km)

Nearest hospitalClayponds Hospital · 1.4 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

65

Parks (1km)

11

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

24

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Red Lion & Pineapple (737 m)

Nearest supermarketFostok Halab · 731 m
17 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)

829m

Post office

Nearby shops

Al Rayan74 m
Sainsbury's Local75 m
The Local113 m
Budgens199 m

Nearby cafes

The Apple Tree160 m
Jungles Cafe192 m
Wild Bean Cafe312 m
Miram's Munchies409 m

Nearby restaurants

Casereccio77 m
BASE83 m
What the Fish96 m
Aquarium98 m

Nearby pubs

The Red Lion & Pineapple737 m
The Talbot Inn756 m
The White Hart808 m
The King's Head869 m

Nearby gyms

Actonians Sports Club - Boddington Gardens257 m
Gunnersbury Triangle Club273 m
Reynolds Sports Centre312 m
St Columba's Tennis Club350 m

Nearby pharmacies

Walker's Pharmacy90 m

Nearby health

Wisdom Dental75 m
GCH Acton Care Centre456 m
Atrium Clinic648 m
DentExcel661 m
Food hygiene (5-star)51% of 53

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

32

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (1.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is high.

Avg monthly rent
£1,569London avg: £1,950/mo
Gross yield
1.8% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score26/100
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

66.9

Price growth score

B
High

Development pressure

Low

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,677m
Crossrail 2 route8,899m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 20,967 nationally

2,045

Est. population

6,643/km²

62%

Employed

62%

Degree educated

£46,200

Median income

4.2%

Claimant rate

Inner cityMedium densityYoung professionals

37

Community stability

Age profile

17%
32%
20%
14%
16%
Under 1817%
18–3432%
35–4920%
50–6414%
65+16%

Tenure

28%
23%
44%
Own outright28%
Own (mortgage)23%
Private rent44%
Social rent4%
Shared ownership2%

Ethnicity

33%
24%
24%
White British33%
White Other24%
Asian24%
Black5%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional45%
Routine / semi-routine11%
No car household32%
Unemployed6%
No qualifications10%

Housing tenure (Census 2021)

Private rent44%
Social rent4%

vs. London

Income vs London+10.0%
Price vs London+104.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
22
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
11
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)
46
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)

Acton Gardens Phase 9.1, South Acton Estate, Bollo Lane, London, W3 8QZ68 homes
completed
Beatrice Helen Virginia Enid &, Beatrice/Helen/Virginia/Enid/Elaine Houses, Gunnersbury Lane, London, W3 8HU54 homes
completed
SITE AT END OF, SITE AT END OF, WEST LODGE AVENUE, Gunnersbury Lane, Acton, W3 8EY13 homes
completed
35, 35, West Lodge Avenue, Acton, W3 9SE9 homes
completed
4 Heathfield Road, 4, Heathfield Road, London, W3 8EL8 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
14.9%
Election year
2026
MP
Dr Rupa Huq (Labour)
MP majority
13,995
Constituency
Ealing Central and Acton

Councillors

Jon BallLib Dems
Connie HerschLib Dems
Lakhbir SinghLib Dems

Stamp Duty & Affordability Calculator

Stamp duty on median price (£1,065,000)

£47,750

Standard buyer

£47,750

First-time buyer

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 9AA

Full postcodeW3 9AA
Postcode districtW3
BoroughLondon Borough of Ealing
WardEaling Common
Latitude51.502707
Longitude-0.282449
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