North Acton · Ealing · Ealing Central and Acton constituency · 51.51514, -0.27574

W3 9HL— North Acton, Ealing

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

The family fortress

 

Schools 100%Safety 83/100Transport 50/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
65
Safety
83
Schools
95
Transport
50
Environment
65
Investment
45

The bottom line

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

The catch: very high noise (65 dB) — check proximity to rail lines.

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Location

W3 9HL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+10.0% vs London avg
vs London crime-19.0% vs London avg

Deep-dive guides for W3 9HL

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How W3 9HL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★

Primary

West Acton Primary School

Good · Inspected Feb 2023 · 4 min walk

KS2: 106.9

★★★

Secondary

Twyford Church of England High School

Outstanding · Inspected Oct 2023 · 8 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 · 16 min walk

4 primaries · 3 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

52.9 incidents per 1,000 residents

Better than 60% of London
→ Stable

-28% vs borough

Crime by type

Violence & sexual offences29%
Other23%
Anti-social behaviour20%
Vehicle crime11%
Robbery5%
Burglary5%
Drug offences4%
Theft2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 905m

Crime is 19% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 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)2
New build0.0%
Price per m²£7,411/m²
Price per ft²£689/ft²
Avg floor area93.6 m²

EPC breakdown

C
18%
D
26%
E
12%

Based on 56 properties · Confidence: high

Street mix

Semi 47%Detached 3%Flat 50%

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£234,000
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)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,955
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+4%

Total change

+220%

Market Activity

Price Velocity & Acceleration

Current Velocity

-63.4%

per year

Acceleration

-232.70

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £150k–£175k · 36 sales

Property Type Mix

Total: 36 sales

Detached2.8%
Semi-detached47.2%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£116k£151k+30.7%2.2
Post-dot-com plateau2001–2004£409k£443k+8.3%1.3
Pre-crash peak2005–2007£480k£205k-57.3%1.7
GFC & correction2008–2008£685k£685k+0%1
Help-to-Buy recovery2013–2015£800k£530k-33.8%1
Brexit uncertainty2019–2019£700k£700k+0%1
Rate-rise correction2023–2023£375k£375k+0%7
Current market2024–2025£1.01m£370k-63.4%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.5% alpha

Weakest performer

Semi-detached

-0.6% alpha

Flat/maisonette-0.5% α
Local
6.3%
District
6.8%
Semi-detached-0.6% α
Local
11.8%
District
12.4%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Above London average
West Acton Underground StationCentral line
5.8 min walk
Acton Main Line

Nearby stations

West Acton Underground StationCentral
6 min walk
Acton Main Line Rail StationElizabeth line · Great Western Railway
8 min walk
Acton Main LineNational Rail
8 min walk
North Ealing Underground StationPiccadilly
12 min walk
Ealing Common Underground StationDistrict · Piccadilly
13 min walk
No bus stops within 400m

21

Walkability score

9

Footpaths (500m)

0

Santander docks (800m)

3.1 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

3

Car parks (800m)

3

EV chargers (800m)

Total spaces (800m)8
Nearest car park572m
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: 9.0 µg/m³
Better than 84% of London
NoiseVERY HIGH
rail · Rail Lden: 65 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.5 km away✗ Not Green Belt✗ Not AONB26% green spaceTree canopy: 46%
More green space than 81% of London

Nearest SSSI: Syon Park SSSI — 5.0 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

24 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

6

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

7

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Duke of York (669 m)

Nearest supermarketFostok Halab · 750 m
5 tennis courts3 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)

450m

Post office

Nearby shops

Southfields News Convenience Store442 m
West Acton Superstores442 m
Spar517 m
Co-op Food - Acton561 m

Nearby cafes

Celtic Coffee London481 m
Acton Cafe621 m
Harry's Bar Cafe687 m
Chaiiwala771 m

Nearby restaurants

Yo Yo Kitchen451 m
Peony London747 m
Mimik Sushi768 m
Chicken Kitchen771 m

Nearby pubs

Duke of York669 m
The White Hart743 m
The Red Lion & Pineapple776 m
The King's Head834 m

Nearby gyms

Ealing Judo Club363 m
Twyford Avenue Sports Ground493 m
Springfield Acton Bowls Club646 m
Twyford Sports Centre701 m

Nearby pharmacies

Horn Lane Pharmacy473 m
Jallas791 m
Wellcare Pharmacy976 m
Dillons Pharmacy992 m

Nearby health

Horn Lane Surgery485 m
Springfield Dental Surgery562 m
DentExcel845 m
Atrium Clinic877 m
Food hygiene (5-star)45% of 60

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

45

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 score15/100
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

41.6

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,374m
Crossrail 2 route9,126m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,906 nationally

1,854

Est. population

5,971/km²

58%

Employed

52%

Degree educated

£46,200

Median income

4.6%

Claimant rate

SuburbanMedium densityRenters

33

Community stability

Age profile

25%
19%
29%
15%
Under 1825%
18–3420%
35–4929%
50–6415%
65+12%

Tenure

20%
16%
43%
20%
Own outright20%
Own (mortgage)16%
Private rent43%
Social rent20%
Shared ownership0%
Rent free0%

Ethnicity

24%
24%
25%
13%
White British24%
White Other24%
Asian25%
Black8%
Mixed5%
Other13%

Employment & lifestyle

Managerial / professional39%
Routine / semi-routine14%
No car household41%
Unemployed5%
No qualifications15%

Housing tenure (Census 2021)

Private rent43%
Social rent20%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
4
Live planning apps (800m)
23
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
10
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
74
Largest scheme
45 homes · Acton Central Industrial Estate, Acton Central Industrial Estate, Rosemont Road
Pipeline pressure
NONE

Named schemes (500m)

24, 24, Creswick Road, Acton, W3 9HF15 homes
completed
48, 48, Lynton Road, Acton, W3 9HW11 homes
completed
9 Rosemont Road, Rosemont Road, London, W3 9LU9 homes
completed
42 Creswick Road, 42, Creswick Road, London, W3 9HF9 homes
completed
42 Creswick Road, Creswick Road, London, W3 9HF9 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 9HL

Full postcodeW3 9HL
Postcode districtW3
BoroughLondon Borough of Ealing
WardNorth Acton
Latitude51.515144
Longitude-0.275740
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