North Acton · Ealing · Ealing Central and Acton constituency · 51.51254, -0.27064

W3 9HS— North Acton, Ealing

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 50/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
67
Safety
80
Schools
100
Transport
50
Environment
59
Investment
46

The bottom line

W3 9HS 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 9HS

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 9HS

🛡️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 9HS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

Derwentwater Primary School

Not yet inspected · 3 min walk

KS2: 104.0

★★★

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 · 0 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

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 751m

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£5,357/m²
Price per ft²£498/ft²
Avg floor area63.5 m²

EPC breakdown

B
3%
C
27%
D
1%
F
1%

Based on 32 properties · Confidence: high

Street mix

Semi 2%Terraced 14%Flat 85%

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£158,750
Rebuild cost per m²£2,500/m²

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

Construction era2003-2006
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,955
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2026 · CAGR

+-0.7%

Total change

-15%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.8%

per year

Acceleration

-21.15

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £175k–£200k · 58 sales

Property Type Mix

Total: 58 sales

Semi-detached1.7%
Terraced13.8%
Flat/maisonette84.5%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£405k£225k-44.4%12.3
Pre-crash peak2005–2007£436k£264k-39.5%2
GFC & correction2010–2012£250k£227k-9.2%1.3
Help-to-Buy recovery2014–2015£335k£361k+7.6%2
Pandemic surge2020–2021£360k£300k-16.7%1
Rate-rise correction2023–2023£355k£355k+0%4
Current market2026–2026£345k£345k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.8% alpha

Weakest performer

Terraced

-6.6% alpha

Flat/maisonette-1.8% α
Local
2.7%
District
4.5%
Terraced-6.6% α
Local
1.6%
District
8.2%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

45out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Seasonal Timing21
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

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

Nearby stations

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

50

Walkability score

106

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

3

Car parks (800m)

1

EV chargers (800m)

Total spaces (800m)2
Nearest car park348m
Santander docks (800m)0
Nearest cycle dock2.7 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.2 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 79% of London

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

20 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

46

Parks (1km)

30

Restaurants (800m)

29

Cafes (800m)

1

Pubs (400m)

4

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

1

Convenience

Nearest supermarketLidl · 575 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)

500m

Post office

Nearby shops

Spar310 m
Lebara WIne Palace428 m
Co-op Food - Acton429 m
Acton Food & Wine457 m

Nearby cafes

Tea Darling469 m
Java Fusion London470 m
Roots Kitchen472 m
Bondi Juice472 m

Nearby restaurants

Ryu Acton437 m
Food Palace468 m
Ajimi Japanese Restaurant470 m
Taj Kitchen471 m

Nearby pubs

Duke of York336 m
The Sheepwalk Tavern524 m
The King's Head548 m
The White Hart560 m

Nearby gyms

Anytime Fitness587 m
Twyford Avenue Sports Ground612 m
Twyford Sports Centre645 m
PureGym655 m

Nearby pharmacies

Horn Lane Pharmacy204 m
Wellcare Pharmacy619 m
Dillons Pharmacy645 m
Zahra Pharmacy674 m

Nearby health

Springfield Dental Surgery172 m
Horn Lane Surgery264 m
Dental Beauty589 m
DentExcel707 m
Food hygiene (5-star)41% of 172

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

52.2

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route11,978m
Crossrail 2 route8,678m

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)
10
Live planning apps (800m)
36
Development activity
high
Residential apps (800m)
9
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)
100
Largest scheme
283 homes · THE FRIARY, THE FRIARY, FRIARY ROAD, W3
Pipeline pressure
NONE

Named schemes (500m)

192, 192, HORN LANE, W3 6PL55 homes
completed
10-18 Horn Lane, 10-1845 homes
completed
TA CENTRE, TA CENTRE, HORN LANE, JULIAN AVENUE, CRESWICK ROAD, W3 9HA45 homes
completed
Acton Central Industrial Estate, Acton Central Industrial Estate, Rosemont Road45 homes
completed
124-130, 124-130, HORN LANE, W3 6PA24 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 9HS

Full postcodeW3 9HS
Postcode districtW3
BoroughLondon Borough of Ealing
WardNorth Acton
Latitude51.512542
Longitude-0.270636
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