North Acton · Ealing · Ealing Central and Acton constituency · 51.51383, -0.27250

W3 9JF— North Acton, Ealing

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

Strong, well-rated schools nearby

 

Bottom 25% LondonSchools 100%Safety 83/100Transport 51/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Strong for families — high safety and school scores

Liveability
69
Safety
83
Schools
100
Transport
51
Environment
61
Investment
45

The bottom line

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

The catch: 5 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

W3 9JF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

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

Deep-dive guides for W3 9JF

🛡️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 9JF 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 · 3 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 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 14 min walk

3 primaries · 2 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) · 815m

Crime is 19% below 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£11,543/m²
Price per ft²£1,072/ft²
Avg floor area98.3 m²

EPC breakdown

C
5%
D
13%
E
7%
G
1%

Based on 26 properties · Confidence: medium

Street mix

Semi 68%Terraced 3%Detached 3%Flat 27%

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£245,750
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 (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

1996–2025 · CAGR

+8.3%

Total change

+900%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.2%

per year

Acceleration

+18.66

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £600k–£700k · 37 sales

Property Type Mix

Total: 37 sales

Detached2.7%
Semi-detached67.6%
Terraced2.7%
Flat/maisonette27%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£110k£345k+213.6%2
Post-dot-com plateau2001–2004£325k£425k+30.8%1.5
Pre-crash peak2006–2006£388k£388k+0%1
GFC & correction2009–2011£415k£447k+7.7%1.7
Help-to-Buy recovery2013–2016£687k£500k-27.2%1.5
Brexit uncertainty2018–2019£540k£1.11m+106.3%2
Rate-rise correction2023–2023£1.01m£1.01m+0%4
Current market2025–2025£1.10m£1.10m+0%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+0.3% alpha

Weakest performer

Flat/maisonette

+0.2% alpha

Semi-detached+0.3% α
Local
6.6%
District
6.3%
Flat/maisonette+0.2% α
Local
4.9%
District
4.7%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

29out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
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
4.6 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
West Acton Underground StationCentral
9 min walk
Acton Central Rail StationMildmay
11 min walk
Ealing Common Underground StationDistrict · Piccadilly
15 min walk
No bus stops within 400m

40

Walkability score

75

Footpaths (500m)

0

Santander docks (800m)

2.8 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)10
Nearest car park421m
Santander docks (800m)0
Nearest cycle dock2.8 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
NoiseLOW
none
Quieter 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 AONB12% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Syon Park SSSI — 4.9 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

22 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 1.9 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

22

Restaurants (800m)

16

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

2

Gyms (1km)

10

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Duke of York (469 m)

Nearest supermarketMleczko delikatesy · 714 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)

474m

Post office

Nearby shops

Spar316 m
Co-op Food - Acton405 m
Anil Food & Wine487 m
By Max526 m

Nearby cafes

Acton Cafe481 m
Harry's Bar Cafe559 m
Estoril627 m
Frank's Cafe637 m

Nearby restaurants

Ryu Acton579 m
Food Palace611 m
Wrap House620 m
Chicken Spot621 m

Nearby pubs

Duke of York469 m
The White Hart629 m
The King's Head667 m
The Sheepwalk Tavern671 m

Nearby gyms

Twyford Avenue Sports Ground546 m
Ealing Judo Club631 m
Twyford Sports Centre658 m
PureGym700 m

Nearby pharmacies

Horn Lane Pharmacy237 m
Jallas714 m
Wellcare Pharmacy773 m
Dillons Pharmacy795 m

Nearby health

Horn Lane Surgery272 m
Springfield Dental Surgery328 m
Dental Beauty720 m
DentExcel762 m
Food hygiene (5-star)38% of 128

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 score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months0

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

4/100

Velocity score

Future outlook

51.1

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,128m
Crossrail 2 route8,859m

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)
7
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
7
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
9
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)
96
Largest scheme
142 homes · The Oaks Shopping Centre, The Oaks Shopping Centre and Car Park in Churchfield Road, High Street, London, W3 6RE
Pipeline pressure
NONE

Named schemes (500m)

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
48 Horn Lane, 48, Horn Lane, London, W3 6NP20 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 9JF

Full postcodeW3 9JF
Postcode districtW3
BoroughLondon Borough of Ealing
WardNorth Acton
Latitude51.513828
Longitude-0.272504
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