Perivale · Ealing · Ealing North constituency · 51.54095, -0.31036

UB6 7EH— Perivale, Ealing

Location and area intelligence for UB6 7EH, Perivale, Ealing

The family fortress

 

Schools 100%Safety 84/100Transport 31/100Yield 3.82%

Best for: Families

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Car-dependent area — limited public transport

Liveability
53
Safety
84
Schools
60
Transport
31
Environment
61
Investment
59

The bottom line

UB6 7EH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 58 min to city — above average for this zone.

Less suited to Car-free commuters.

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Location

UB6 7EH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+10.0% vs London avg
vs London crime-25.0% vs London avg

Deep-dive guides for UB6 7EH

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

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“The family fortress”

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How UB6 7EH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St John Fisher Catholic Primary School

Not yet inspected · 4 min walk

KS2: 108.9

—

Secondary

Alperton Community School

Not yet inspected · 16 min walk

P8: +0.79A8: 52.1

100% of local schools rated Good or Outstanding · based on 4 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 50 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

48.5 incidents per 1,000 residents

Better than 64% of London
→ Stable

-34% vs borough

Crime by type

Violence & sexual offences30%
Other22%
Anti-social behaviour15%
Drug offences15%
Vehicle crime7%
Burglary7%
Theft2%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Wembley Fire Station (G30) · 1.3km

Crime is 25% below London average

Property

Prices, sales volume and market trends

Avg floor area86.3 m²

EPC breakdown

C
11%
D
13%
E
2%

Based on 26 properties · Confidence: medium

Street mix

Semi 21%Terraced 71%Detached 6%Flat 3%

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 yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£215,750
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
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

1995–2024 · CAGR

+6.9%

Total change

+589%

Market Activity

Price Velocity & Acceleration

Current Velocity

+25.8%

per year

Acceleration

+45.91

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £450k–£500k · 34 sales

Property Type Mix

Total: 34 sales

Detached5.9%
Semi-detached20.6%
Terraced70.6%
Flat/maisonette2.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£85k£125k+47.1%1.4
Post-dot-com plateau2001–2004£174k£450k+159.4%1.2
Pre-crash peak2005–2006£200k£262k+31%2
GFC & correction2008–2012£250k£230k-8%1.2
Help-to-Buy recovery2013–2016£326k£394k+20.8%2.3
Brexit uncertainty2017–2018£375k£444k+18.3%1.5
Pandemic surge2021–2021£582k£582k+0%1
Rate-rise correction2022–2022£465k£465k+0%1
Current market2024–2024£585k£585k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.1% alpha

Terraced-1.1% α
Local
7%
District
8.1%

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

Buyer vs Seller Score

Composite market conditions index 0–100

3out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Alperton Underground StationPiccadilly line
8.8 min walk
Sudbury & Harrow Road

Nearby stations

Alperton Underground StationPiccadilly
9 min walk
Perivale Underground StationCentral
13 min walk
Sudbury Town Underground StationPiccadilly
14 min walk
Sudbury & Harrow RoadNational Rail
19 min walk
Wembley Central Underground StationBakerloo
20 min walk
No bus stops within 400m

15

Walkability score

2

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria60 min ↑
Waterloo62 min ↑
Canary Wharf70 min ↑
City ★58 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)

0

EV chargers (800m)

Nearest car park298m
Santander docks (800m)0
Nearest cycle dock6.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G95%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.3 km away✗ Not Green Belt✗ Not AONB63% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 7.2 km

Energy

Solar: 854 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 4

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 yield854.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

HILLVIEW SURGERY

179 BILTON ROAD, PERIVALE, UB6 7HQ

7 min walk

74%

Recommend GP

74%

Overall GP experience

2

GPs within 1km

4

Dentists within 1km

Nearest hospitalWembley Centre for Health & Care · 1.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 3.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

2

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Fusilier (1.2 km)

No restaurants within 800m — nearest: East Pan Asian (673 m)

Nearest supermarketLidl · 761 m
1 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)

0

Cinemas (2km)

141m

Post office

Nearby cafes

The Lunch Box189 m
Costa975 m

Nearby restaurants

East Pan Asian673 m
KFC975 m

Nearby pubs

The Fusilier1.2 km

Nearby gyms

Genesis Gym610 m
Goals Wembley788 m
Goals Soccer Centres (Wembley)793 m

Nearby health

Hillview Surgery448 m
Wembley Centre for Health & Care1.1 km
Food hygiene (5-star)46% of 44

Business

Local businesses registered here

Active businesses
12
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

AMBERINO LTD
BOOKSELECT-UK LTD
BRUNO ESTATE LIMITED
DARSHAA LTD
EDEN’S TRADING LTD

+7 more

Investment

Investment grade, yield and market outlook

59

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score14/100
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

24

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,425m
Crossrail 2 route12,336m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,922 nationally

1,896

Est. population

13,860/km²

59%

Employed

36%

Degree educated

£46,200

Median income

6.1%

Claimant rate

Inner cityHigh densityEstablished mixed

39

Community stability

Age profile

22%
22%
24%
19%
Under 1822%
18–3422%
35–4924%
50–6419%
65+13%

Tenure

28%
25%
43%
Own outright28%
Own (mortgage)25%
Private rent43%
Social rent2%
Shared ownership1%
Rent free0%

Ethnicity

22%
41%
17%
White British11%
White Other22%
Asian41%
Black6%
Mixed3%
Other17%

Employment & lifestyle

Managerial / professional24%
Routine / semi-routine24%
No car household26%
Unemployed6%
No qualifications23%

Housing tenure (Census 2021)

Private rent43%
Social rent2%

vs. London

Income vs London+10.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
5
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)
6
Largest scheme
164 homes · FORMER CABLE WORKS & PIGGERY WHARF, FORMER CABLE WORKS & PIGGERY WHARF, MANOR FARM ROAD, UB6
Pipeline pressure
NONE

Named schemes (500m)

FORMER CABLE WORKS & PIGGERY WHARF, FORMER CABLE WORKS & PIGGERY WHARF, MANOR FARM ROAD, UB6164 homes
completed
Vanguard Site, Vanguard Site, 4, Parva Grove, Greenford, UB6 7FR105 homes
completed
30 Federal Road, Federal Road, Greenford, UB6 7AW5 homes
completed
21, 21, Bilton Road, Greenford, UB6 7AZ3 homes
completed
56, 56, Lee Road, Greenford, UB6 7DD3 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.1%
Election year
2026
MP
James Murray (Labour (Co-op))
MP majority
12,519
Constituency
Ealing North

Councillors

Munir AhmedLabour
Tariq MahmoodLabour
Charan Bala SharmaLabour

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Key facts for UB6 7EH

Full postcodeUB6 7EH
Postcode districtUB6
BoroughLondon Borough of Ealing
WardPerivale
Latitude51.540952
Longitude-0.310355
Parliamentary constituencyEaling North
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