North Acton · Ealing · Ealing Central and Acton constituency · 51.51234, -0.27121

W3 9EZ— North Acton, Ealing

Location and area intelligence for W3 9EZ, North Acton, Ealing

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 49/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
66
Safety
80
Schools
100
Transport
49
Environment
59
Investment
46

The bottom line

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

The catches: high noise levels nearby and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W3 9EZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+10.0% vs London avg
vs London crime+13.0% vs London avg

Deep-dive guides for W3 9EZ

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

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Postcode Personality

🎓 School Smart🔒 Very Safe🍕 Buzzing

“Strong, well-rated schools nearby”

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How W3 9EZ 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 · 2 min walk

KS2: 108.8

★★★

Secondary

Twyford Church of England High School

Outstanding · Inspected Oct 2023 · 7 min walk

P8: +1.08A8: 63.6

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 · 12 min walk

5 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

73.4 incidents per 1,000 residents

Higher crime than 56% of London
→ Stable

+0% vs borough

Crime by type

Other32%
Violence & sexual offences25%
Anti-social behaviour21%
Vehicle crime13%
Drug offences5%
Robbery2%
Burglary1%
Theft0%

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) · 711m

Crime is +13% 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£21,286/m²
Price per ft²£1,978/ft²
Avg floor area35.9 m²

EPC breakdown

B
1%
C
29%
D
59%
E
7%

Based on 96 properties · Confidence: high

Street mix

Detached 67%Flat 17%Other 17%

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£89,750
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 (community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,955
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2024 · CAGR

+4.3%

Total change

+133%

Market Activity

Price Velocity & Acceleration

Current Velocity

+114.5%

per year

Acceleration

+165.35

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £700k+ · 5 sales

Property Type Mix

Total: 5 sales

Detached80%
Flat/maisonette20%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£413k£413k+0%2
Brexit uncertainty2017–2017£910k£910k+0%1
Rate-rise correction2022–2022£448k£448k+0%1
Current market2024–2024£960k£960k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Acton Main Line StationGreat Western Railway line
6 min walk
Acton Main Line

Nearby stations

Acton Main Line Rail StationElizabeth line · Great Western Railway
8 min walk
Acton Main LineNational Rail
8 min walk
Acton Central Rail StationMildmay
9 min walk
West Acton Underground StationCentral
12 min walk
Ealing Common Underground StationDistrict · Piccadilly
15 min walk
No bus stops within 400m

51

Walkability score

117

Footpaths (500m)

0

Santander docks (800m)

2.7 km

Nearest cycle dock

Central London commute times

London Bridge47 min ↑
Victoria49 min ↑
Waterloo ★43 min
Canary Wharf46 min ↑
City47 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

4

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)72
Nearest car park306m
Santander docks (800m)0
Nearest cycle dock2.7 km

Nearby car parks

🅿️
Salisbury Street Car Park70 spaces· yes
795m

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Barn Elms Wetland Centre SSSI — 4.6 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): 2

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

21 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

12

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 2.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

30

Restaurants (800m)

28

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketMleczko delikatesy · 555 m
5 tennis courts1 swimming pools3 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

1

Cinemas (2km)

539m

Post office

Nearby shops

Spar350 m
Lebara WIne Palace401 m
Acton Food & Wine432 m
Al Baraka461 m

Nearby cafes

Estoril455 m
Tea Darling456 m
Roots Kitchen456 m
Frank's Cafe458 m

Nearby restaurants

Ryu Acton411 m
Food Palace442 m
Wrap House448 m
Chicken Spot452 m

Nearby pubs

Duke of York306 m
The Sheepwalk Tavern500 m
The King's Head516 m
The White Hart519 m

Nearby gyms

Anytime Fitness560 m
Twyford Avenue Sports Ground569 m
Twyford Sports Centre600 m
PureGym612 m

Nearby pharmacies

Horn Lane Pharmacy244 m
Wellcare Pharmacy598 m
Dillons Pharmacy623 m
Zahra Pharmacy668 m

Nearby health

Springfield Dental Surgery148 m
Horn Lane Surgery303 m
Dental Beauty560 m
DentExcel666 m
Food hygiene (5-star)42% of 171

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

46

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 score27/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

51.4

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,013m
Crossrail 2 route8,703m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,986 nationally

1,663

Est. population

21,160/km²

64%

Employed

49%

Degree educated

£46,200

Median income

7.3%

Claimant rate

SuburbanVery high densityRenters

32

Community stability

Age profile

22%
29%
24%
17%
Under 1822%
18–3429%
35–4924%
50–6417%
65+10%

Tenure

18%
40%
28%
Own outright12%
Own (mortgage)18%
Private rent40%
Social rent28%
Shared ownership2%
Rent free0%

Ethnicity

29%
27%
15%
White British29%
White Other27%
Asian10%
Black15%
Mixed6%
Other13%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine16%
No car household47%
Unemployed7%
No qualifications15%

Housing tenure (Census 2021)

Private rent40%
Social rent28%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
9
Live planning apps (800m)
37
Development activity
high
Residential apps (800m)
8
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
4
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)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
212
Largest scheme
283 homes · THE FRIARY, THE FRIARY, FRIARY ROAD, W3
Pipeline pressure
NONE

Named schemes (500m)

10-18 Horn Lane, 10-1845 homes
completed
Acton Central Industrial Estate, Acton Central Industrial Estate, Rosemont Road45 homes
completed
TA CENTRE, TA CENTRE, HORN LANE, JULIAN AVENUE, CRESWICK ROAD, W3 9HA45 homes
completed
124-130, 124-130, HORN LANE, W3 6PA24 homes
completed
62, 62, Horn Lane, Acton, W3 6NP21 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

Daniel Stewart CrawfordLabour
Hodan Mohamoud HailiLabour
Blerina HashaniLabour

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Key facts for W3 9EZ

Full postcodeW3 9EZ
Postcode districtW3
BoroughLondon Borough of Ealing
WardNorth Acton
Latitude51.512343
Longitude-0.271206
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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