South Acton · Ealing · Ealing Central and Acton constituency · 51.50791, -0.27722

W3 9BE— South Acton, Ealing

Location and area intelligence for W3 9BE, South Acton, Ealing

The practical family move

 

Bottom 25% LondonSchools 100%Safety 76/100Transport 53/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
69
Safety
76
Schools
100
Transport
53
Environment
62
Investment
53

The bottom line

W3 9BE offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines and 2 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W3 9BE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+10.0% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for W3 9BE

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🔒 Very Safe🍕 Buzzing

“The practical family move”

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How W3 9BE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Vincent's Catholic Primary School

Not yet inspected · 6 min walk

KS2: 108.8

★★★

Secondary

Ark Soane Academy

Outstanding · Inspected Mar 2024 · 1 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 · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

97.3 incidents per 1,000 residents

Higher crime than 73% of London
→ Stable

+33% vs borough

Crime by type

Anti-social behaviour32%
Other25%
Violence & sexual offences19%
Vehicle crime9%
Drug offences7%
Burglary6%
Theft2%
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) · 99m

Crime is +50% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£6,656/m²
Price per ft²£618/ft²
Avg floor area60.1 m²

EPC breakdown

B
53%
C
27%
D
1%

Based on 81 properties · Confidence: high

Street mix

Flat 98%Other 2%

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£150,250
Rebuild cost per m²£2,500/m²

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

Construction era2010
WallsCavity wall, as built, insulated (assumed)
Roof(other premises above)
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band EAnnual charge £2,389
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2012–2025 · CAGR

+1.9%

Total change

+27%

Market Activity

Price Velocity & Acceleration

Current Velocity

+12.7%

per year

Acceleration

+22.58

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £250k–£300k · 60 sales

Property Type Mix

Total: 60 sales

Flat/maisonette100%

By decade

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
GFC & correction2012–2012£315k£315k+0%38
Help-to-Buy recovery2013–2015£285k£445k+56.1%4
Brexit uncertainty2017–2018£445k£448k+0.6%3
Pandemic surge2020–2021£560k£394k-29.6%1
Rate-rise correction2022–2022£355k£355k+0%1
Current market2025–2025£400k£400k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-2.6% alpha

Flat/maisonette-2.6% α
Local
6%
District
8.6%

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

Buyer vs Seller Score

Composite market conditions index 0–100

33out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

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

Nearby stations

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

56

Walkability score

93

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

7

Car parks (800m)

8

EV chargers (800m)

Total spaces (800m)72
Nearest car park216m
Santander docks (800m)0
Nearest cycle dock3.0 km

Nearby car parks

🅿️
Salisbury Street Car Park70 spaces· yes
746m

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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.7 km away✗ Not Green Belt✗ Not AONB13% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Syon Park SSSI — 4.2 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

THE WESTWAY SURGERY

13 WESTWAY, SHEPHERDS BUSH, W12 0PT

27 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

14

Dentists within 1km

4

Care homes (1km)

Nearest hospital · 2.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

66

Parks (1km)

29

Restaurants (800m)

11

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

2

Gyms (1km)

16

Sports (1km)

2

Convenience

Nearest supermarketFostok Halab · 66 m
9 tennis courts5 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

D
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

667m

Post office

Nearby shops

Shadi Food Centre206 m
Acton General Store221 m
The Convenience Barn276 m
Yasmeen Al-Sham Supermarket344 m

Nearby cafes

Chaiiwala139 m
Chai Spot191 m
Morrisons Cafe340 m
Estoril423 m

Nearby restaurants

North China Restaurant40 m
Mimik Sushi101 m
Peony London115 m
Chicken Kitchen145 m

Nearby pubs

The Red Lion & Pineapple60 m
The White Hart142 m
The King's Head291 m
The Talbot Inn302 m

Nearby gyms

PureGym36 m
Twyford Sports Centre132 m
Anytime Fitness360 m
Reynolds Sports Centre371 m

Nearby pharmacies

Dillons Pharmacy455 m
Wellcare Pharmacy473 m
Walker's Pharmacy667 m
Zahra Pharmacy691 m

Nearby health

DentExcel37 m
GCH Acton Care Centre228 m
Dental Beauty344 m
Atrium Clinic380 m
Food hygiene (5-star)45% of 137

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
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
Sales last 12 months1

Rental market

Very High

Demand

Very 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

49.7

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,363m
Crossrail 2 route8,845m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,429 nationally

2,056

Est. population

12,588/km²

61%

Employed

59%

Degree educated

£46,200

Median income

5.3%

Claimant rate

Urban coreHigh densityYoung professionals

35

Community stability

Age profile

17%
23%
25%
19%
16%
Under 1817%
18–3423%
35–4925%
50–6419%
65+16%

Tenure

22%
23%
44%
Own outright22%
Own (mortgage)23%
Private rent44%
Social rent10%
Shared ownership1%

Ethnicity

33%
28%
16%
White British33%
White Other28%
Asian16%
Black8%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine11%
No car household44%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent44%
Social rent10%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
34
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
17
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)
2

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
197
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 And West London College, Gunnersbury Lane, London, W3 8EA116 homes
completed
WAREHOUSE REAR OF, 16-18, WAREHOUSE REAR OF, 16-18, CROWN STREET, MILL HILL TERRACE (LAND FRONTING), W328 homes
completed
310, 310, UXBRIDGE ROAD, W328 homes
completed
251-255, 251-255, High Street, London, W3 9BY22 homes
completed
353, 353, Uxbridge Road, Acton, W3 9R14 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 9BE

Full postcodeW3 9BE
Postcode districtW3
BoroughLondon Borough of Ealing
WardSouth Acton
Latitude51.507909
Longitude-0.277224
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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