North Acton · Ealing · Ealing Central and Acton constituency · 51.51349, -0.28197

W3 9QE— North Acton, Ealing

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

The practical family move

 

Schools 100%Safety 78/100Transport 41/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Strong, well-rated schools set this area apart

Liveability
64
Safety
78
Schools
95
Transport
41
Environment
60
Investment
48

The bottom line

W3 9QE offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families.

Less suited to Car-free commuters.

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Location

W3 9QE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.0% vs London avg
vs London crime-26.0% vs London avg

Deep-dive guides for W3 9QE

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🔒 Very Safe

“The practical family move”

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How W3 9QE 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 · 6 min walk

KS2: 106.9

★★★

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 · 15 min walk

4 primaries · 5 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

48.0 incidents per 1,000 residents

Better than 64% of London
↑ Rising 2200.0%

from a low base — still below London average

-35% vs borough

Crime by type

Other29%
Violence & sexual offences22%
Anti-social behaviour19%
Vehicle crime13%
Burglary9%
Drug offences7%
Robbery1%
Theft0%

Road safety

95

Road safety score

5

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 798m

Crime is 26% 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£7,645/m²
Price per ft²£710/ft²
Avg floor area58.8 m²

EPC breakdown

C
9%
D
13%
E
2%
F
1%

Based on 25 properties · Confidence: medium

Street mix

Flat 96%Other 4%

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£147,000
Rebuild cost per m²£2,500/m²

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

Construction era1930-1949
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

1995–2026 · CAGR

+6%

Total change

+500%

Market Activity

Price Velocity & Acceleration

Current Velocity

+2.2%

per year

Acceleration

-1.05

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 26 sales

Property Type Mix

Total: 26 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£73k£173k+137.9%1.5
Post-dot-com plateau2001–2004£175k£232k+32.3%2
Pre-crash peak2006–2006£225k£225k+0%1
GFC & correction2010–2010£250k£250k+0%1
Help-to-Buy recovery2013–2016£305k£450k+47.8%2
Pandemic surge2020–2021£434k£412k-5.1%1.5
Rate-rise correction2022–2022£426k£426k+0%2
Current market2026–2026£435k£435k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-0.6% alpha

Flat/maisonette-0.6% α
Local
6.8%
District
7.4%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

47out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Seasonal Timing2
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

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

Nearby stations

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

25

Walkability score

3

Footpaths (500m)

0

Santander docks (800m)

3.4 km

Nearest cycle dock

Central London commute times

London Bridge51 min ↑
Victoria ★45 min
Waterloo52 min ↑
Canary Wharf55 min ↑
City48 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

2

Car parks (800m)

12

EV chargers (800m)

Nearest car park676m
Santander docks (800m)0
Nearest cycle dock3.4 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: 8.0 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 61%
Below average green space

Nearest SSSI: Syon Park 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

SUDBURY & ALPERTON MEDICAL CENTRE

267 EALING ROAD, HA0 1EZ

35 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.4 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

58

Parks (1km)

10

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

31

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Jono's Bar (506 m)

Nearest supermarketEmpire · 496 m
22 tennis courts2 swimming pools6 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)

483m

Post office

Nearby shops

West Acton Superstores450 m
Southfields News Convenience Store479 m
My Mini Mix533 m
Sainsbury's Local550 m

Nearby cafes

Celtic Coffee London495 m
Starbucks539 m
Costa541 m
Kishmish693 m

Nearby restaurants

Yo Yo Kitchen456 m
Leila516 m
Ta Ke518 m
W5 Kebab520 m

Nearby pubs

Jono's Bar506 m
The Greystoke676 m
The Red Lion & Pineapple703 m
The White Hart722 m

Nearby gyms

Springfield Acton Bowls Club184 m
Twyford Avenue Sports Ground312 m
Ealing Lawn Tennis Club331 m
Ealing Judo Club404 m

Nearby pharmacies

iCare Pharmacy713 m

Nearby health

Atrium Clinic554 m
W5 Dental Care578 m
North Ealing Dental Care704 m
DentExcel740 m
Food hygiene (5-star)53% of 70

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

E

High street health

Investment

Investment grade, yield and market outlook

48

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 score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

46.6

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,771m
Crossrail 2 route9,425m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 19,222 nationally

1,439

Est. population

7,860/km²

62%

Employed

60%

Degree educated

£46,200

Median income

4.4%

Claimant rate

Inner cityHigh densityYoung professionals

39

Community stability

Age profile

18%
24%
22%
20%
16%
Under 1818%
18–3424%
35–4922%
50–6420%
65+16%

Tenure

25%
21%
38%
16%
Own outright25%
Own (mortgage)21%
Private rent38%
Social rent16%
Shared ownership0%
Rent free0%

Ethnicity

36%
27%
17%
White British36%
White Other27%
Asian17%
Black8%
Mixed5%
Other7%

Employment & lifestyle

Managerial / professional49%
Routine / semi-routine11%
No car household36%
Unemployed4%
No qualifications12%

Housing tenure (Census 2021)

Private rent38%
Social rent16%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
6
Live planning apps (800m)
24
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
1
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
63
Largest scheme
29 homes · WOODGRANGE HOUSE, WOODGRANGE HOUSE, UXBRIDGE ROAD, W5
Pipeline pressure
NONE

Named schemes (500m)

WEST LODGE, WEST LODGE, GARAGE ROAD, W313 homes
completed
82 - 84, 82 - 84, Twyford Avenue, Acton, W3 9QF12 homes
completed
18 Twyford Avenue, 18, Twyford Avenue, London, W3 9QA7 homes
completed
45 Twyford Avenue, Twyford Avenue, London, W3 9PZ5 homes
completed
64 Twyford Avenue, Twyford Avenue, London, W3 9QB5 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 9QE

Full postcodeW3 9QE
Postcode districtW3
BoroughLondon Borough of Ealing
WardNorth Acton
Latitude51.513491
Longitude-0.281971
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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