North Acton · Ealing · Ealing Central and Acton constituency · 51.50819, -0.28064

W3 9RH— North Acton, Ealing

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

The practical family move

 

Schools 100%Safety 76/100Transport 54/100Yield 5.54%

Best for: Families

Compare areas

Strong, well-rated schools set this area apart

Liveability
67
Safety
76
Schools
90
Transport
54
Environment
61
Investment
54

The bottom line

W3 9RH offers exceptional schools (100% Good/Outstanding) and low crime at £340,000 median — a strong choice for Families.

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Location

W3 9RH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
HighYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-34.6% vs London avg
vs London income+10.0% vs London avg
vs London crime+50.0% vs London avg

Deep-dive guides for W3 9RH

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

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“The practical family move”

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How W3 9RH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Vincent's Catholic Primary School

Not yet inspected · 8 min walk

KS2: 108.8

★★

Secondary

Ark Acton Academy

Good · Inspected Feb 2023 · 4 min walk

P8: +0.26A8: 46.0

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 · 9 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

97.3 incidents per 1,000 residents

Higher crime than 73% of London
→ Stable

+33% vs borough

Crime by type

Anti-social behaviour32%
Other25%
Violence & sexual offences19%
Vehicle crime9%
Drug offences7%
Burglary6%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Acton Fire Station (G26) · 288m

Crime is +50% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£340,000

Median sale price

Bottom 25% — 35% below London median

£340,000 is 35% below the London median (£520,000)

+41.9%

This year

Flat

Dominant type

Price history

5-year change
-4.2%
Sales (24 months)5
New build0.0%
Avg flat£340,000
Price per m²£5,546/m²
Price per ft²£515/ft²
Avg floor area59 m²

EPC breakdown

B
6%
C
45%
D
17%
E
3%
F
1%
G
1%

Based on 73 properties · Confidence: high

Street mix

Semi 4%Detached 2%Flat 89%Other 6%

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

Stamp duty

Standard buyer£4,500
First-time buyerFTB
£0
Additional propertyBTL/2nd
£14,700

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

7.4×

Price-to-income

£1,701/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield852 kWh/kWp/yr
Rebuild cost estimate£147,500
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 EAnnual charge £2,389
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2025 · CAGR

+6.9%

Total change

+549%

Market Activity

Price Velocity & Acceleration

Current Velocity

+71.5%

per year

Acceleration

+73.23

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £700k+ · P75: £600k–£700k · 51 sales

Property Type Mix

Total: 51 sales

Detached2%
Semi-detached3.9%
Flat/maisonette94.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£88k£145k+65.7%1
Post-dot-com plateau2001–2004£500k£167k-66.5%1.5
Pre-crash peak2005–2007£152k£310k+103.9%4.3
GFC & correction2012–2012£540k£540k+0%1
Help-to-Buy recovery2013–2016£350k£445k+27.1%3.5
Brexit uncertainty2017–2019£1.80m£575k-68.1%1
Pandemic surge2020–2021£340k£355k+4.4%1.5
Rate-rise correction2022–2023£450k£337k-25.1%3
Current market2024–2025£331k£568k+71.5%2.5

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+2.5% alpha

Flat/maisonette+2.5% α
Local
6%
District
3.5%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume75
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Acton Town Underground StationPiccadilly line
6.9 min walk
South Acton

Nearby stations

Acton Town Underground StationPiccadilly · District
7 min walk
Ealing Common Underground StationDistrict · Piccadilly
7 min walk
West Acton Underground StationCentral
14 min walk
North Ealing Underground StationPiccadilly
15 min walk
South Acton Rail StationMildmay
15 min walk
No bus stops within 400m

44

Walkability score

40

Footpaths (500m)

0

Santander docks (800m)

3.2 km

Nearest cycle dock

Central London commute times

London Bridge49 min ↑
Victoria ★36 min
Waterloo49 min ↑
Canary Wharf59 min ↑
City54 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

6

Car parks (800m)

9

EV chargers (800m)

Nearest car park244m
Santander docks (800m)0
Nearest cycle dock3.2 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 AONB11% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Syon Park SSSI — 4.1 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): 3

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

KEW MEDICAL PRACTICE

14 HIGH PARK ROAD, KEW, TW9 4BH

45 min walk

64%

Recommend GP

64%

Overall GP experience

0

GPs within 1km

11

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.8 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

80

Parks (1km)

19

Restaurants (800m)

6

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

2

Gyms (1km)

43

Sports (1km)

3

Convenience

No pubs within 400m — nearest: The Red Lion & Pineapple (289 m)

Nearest supermarketFostok Halab · 225 m
32 tennis courts9 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)

434m

Post office

Nearby shops

Yasmeen Al-Sham Supermarket105 m
Middle East Food Market149 m
Sanabel158 m
Shadi Food Centre443 m

Nearby cafes

Chaiiwala372 m
Chai Spot427 m
Starbucks484 m
Costa497 m

Nearby restaurants

Domino's81 m
Burger Boy86 m
Kasmetcheto90 m
North China Restaurant231 m

Nearby pubs

The Red Lion & Pineapple289 m
The White Hart367 m
Jono's Bar488 m
The King's Head530 m

Nearby gyms

Twyford Sports Centre205 m
PureGym253 m
Reynolds Sports Centre341 m
Twyford Avenue Sports Ground357 m

Nearby pharmacies

Walker's Pharmacy640 m
Dillons Pharmacy693 m
Wellcare Pharmacy712 m

Nearby health

Atrium Clinic142 m
DentExcel259 m
GCH Acton Care Centre268 m
Dental Beauty583 m
Food hygiene (5-star)45% of 100

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

54

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
5.5% (good)London avg: 3.8%Strong yield — top 15% of London
Gentrification score17/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

Very High

Demand

Very 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

50.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route12,603m
Crossrail 2 route9,070m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 13,429 nationally

2,056

Est. population

12,588/km²

61%

Employed

59%

Degree educated

£46,200

Median income

5.3%

Claimant rate

Urban coreHigh densityYoung professionals

35

Community stability

Age profile

17%
23%
25%
19%
16%
Under 1817%
18–3423%
35–4925%
50–6419%
65+16%

Tenure

22%
23%
44%
Own outright22%
Own (mortgage)23%
Private rent44%
Social rent10%
Shared ownership1%

Ethnicity

33%
28%
16%
White British33%
White Other28%
Asian16%
Black8%
Mixed7%
Other7%

Employment & lifestyle

Managerial / professional48%
Routine / semi-routine11%
No car household44%
Unemployed5%
No qualifications13%

Housing tenure (Census 2021)

Private rent44%
Social rent10%

vs. London

Income vs London+10.0%
Price vs London-34.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
7
Live planning apps (800m)
28
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
19
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)
183
Largest scheme
271 homes · Phase 5 Of The Acton Gardens Masterplan, Site Comprising, South Acton Estate Ph5 Conrad Tower, Carroll Court, Bollo Lane, London, W3 8QS
Pipeline pressure
NONE

Named schemes (500m)

Acton And West London College, Gunnersbury Lane, London, W3 8EA116 homes
completed
Beatrice Helen Virginia Enid &, Beatrice/Helen/Virginia/Enid/Elaine Houses, Gunnersbury Lane, London, W3 8HU54 homes
completed
310, 310, UXBRIDGE ROAD, W328 homes
completed
33, 33, GUNNERSBURY LANE, W3 8ED14 homes
completed
353, 353, Uxbridge Road, Acton, W3 9R14 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£340,000)

£4,500

Standard buyer

£0

First-time buyer

Save £4,500

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for W3 9RH

Full postcodeW3 9RH
Postcode districtW3
BoroughLondon Borough of Ealing
WardNorth Acton
Latitude51.508193
Longitude-0.280643
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