North Acton · Ealing · Ealing Central and Acton constituency · 51.51094, -0.27721

W3 9LE— North Acton, Ealing

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

High-connectivity investment target

 

Schools 100%Safety 58/100Transport 42/100Yield 3.98%

Best for: Most buyers

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Investment-grade — strong yield and growth signals

Liveability
60
Safety
58
Schools
100
Transport
42
Environment
61
Investment
66

The bottom line

W3 9LE offers exceptional schools (100% Good/Outstanding) — a strong choice for Most buyers.

Less suited to Families.

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Location

W3 9LE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighRenters
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.8% vs London avg
vs London crime+213.0% vs London avg

Deep-dive guides for W3 9LE

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

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“High-connectivity investment target”

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How W3 9LE 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 · 2 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 · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

203.3 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+178% vs borough

Crime by type

Other36%
Violence & sexual offences24%
Anti-social behaviour22%
Drug offences6%
Vehicle crime5%
Theft4%
Burglary2%
Robbery1%

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) · 434m

Crime is +213% above London average

Property

Prices, sales volume and market trends

Avg floor area100 m²

EPC breakdown

D
5%
E
1%

Based on 6 properties · Confidence: low

Street mix

Semi 44%Terraced 11%Flat 44%

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

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£250,000
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

1995–2023 · CAGR

+7.2%

Total change

+610%

Market Activity

Price Velocity & Acceleration

Current Velocity

-61.4%

per year

Acceleration

-89.11

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached44.4%
Terraced11.1%
Flat/maisonette44.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£84k£290k+245.2%1
Post-dot-com plateau2001–2001£230k£230k+0%2
Pre-crash peak2005–2005£285k£285k+0%1
GFC & correction2011–2011£785k£785k+0%1
Help-to-Buy recovery2014–2014£1.21m£1.21m+0%1
Pandemic surge2021–2021£1.54m£1.54m+0%1
Rate-rise correction2023–2023£596k£596k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

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

Nearby stations

Ealing Common Underground StationDistrict · Piccadilly
10 min walk
West Acton Underground StationCentral
10 min walk
Acton Town Underground StationPiccadilly · District
11 min walk
Acton Main Line Rail StationElizabeth line · Great Western Railway
13 min walk
Acton Main LineNational Rail
13 min walk
No bus stops within 400m

46

Walkability score

79

Footpaths (500m)

0

Santander docks (800m)

3.0 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)

7

EV chargers (800m)

Nearest car park249m
Santander docks (800m)0
Nearest cycle dock3.0 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: 7.7 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 64%
Above average green space

Nearest SSSI: Syon Park SSSI — 4.5 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

26 min walk

76%

Recommend GP

76%

Overall GP experience

0

GPs within 1km

10

Dentists within 1km

5

Care homes (1km)

Nearest hospital · 1.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

55

Parks (1km)

20

Restaurants (800m)

5

Cafes (800m)

2

Pubs (400m)

0

Pharmacies (800m)

2

Gyms (1km)

11

Sports (1km)

0

Convenience

Nearest supermarketFostok Halab · 274 m
4 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)

796m

Post office

Nearby shops

Shadi Food Centre379 m
Acton General Store395 m
Yasmeen Al-Sham Supermarket435 m
The Convenience Barn455 m

Nearby cafes

Chaiiwala331 m
Chai Spot366 m
Morrisons Cafe463 m
Estoril515 m

Nearby restaurants

Peony London296 m
North China Restaurant298 m
Mimik Sushi315 m
Chicken Kitchen333 m

Nearby pubs

The White Hart303 m
The Red Lion & Pineapple311 m
Duke of York396 m
The King's Head450 m

Nearby gyms

Twyford Avenue Sports Ground144 m
Twyford Sports Centre222 m
PureGym305 m
Anytime Fitness534 m

Nearby pharmacies

Wellcare Pharmacy637 m
Dillons Pharmacy638 m
Horn Lane Pharmacy663 m
Zahra Pharmacy819 m

Nearby health

DentExcel372 m
Springfield Dental Surgery426 m
Atrium Clinic461 m
Dental Beauty522 m
Food hygiene (5-star)41% of 105

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

66

Investment score

Good

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 score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

27.3

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,403m
Crossrail 2 route9,000m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,739 nationally

1,972

Est. population

7,592/km²

64%

Employed

49%

Degree educated

£43,600

Median income

7.6%

Claimant rate

Inner cityHigh densityRenters

32

Community stability

Age profile

22%
26%
22%
17%
13%
Under 1822%
18–3426%
35–4922%
50–6418%
65+13%

Tenure

14%
21%
44%
19%
Own outright14%
Own (mortgage)21%
Private rent44%
Social rent19%
Shared ownership2%
Rent free0%

Ethnicity

32%
27%
White British32%
White Other27%
Asian13%
Black12%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional38%
Routine / semi-routine17%
No car household57%
Unemployed5%
No qualifications17%

Housing tenure (Census 2021)

Private rent44%
Social rent19%

vs. London

Income vs London+3.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
8
Live planning apps (800m)
33
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
14
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)
195
Largest scheme
116 homes · Acton And West London College, Gunnersbury Lane, London, W3 8EA
Pipeline pressure
NONE

Named schemes (500m)

Acton And West London College, Gunnersbury Lane, London, W3 8EA116 homes
completed
251-255, 251-255, High Street, London, W3 9BY22 homes
completed
24, 24, Creswick Road, Acton, W3 9HF15 homes
completed
275 - 279 High Street &, 275-279, High Street, London, W3 9BT14 homes
completed
33, 33, GUNNERSBURY LANE, W3 8ED14 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 9LE

Full postcodeW3 9LE
Postcode districtW3
BoroughLondon Borough of Ealing
WardNorth Acton
Latitude51.510939
Longitude-0.277211
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