Perivale · Ealing · Ealing North constituency · 51.53512, -0.32401

UB6 8AD— Perivale, Ealing

Location and area intelligence for UB6 8AD, Perivale, Ealing

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 45/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
53
Safety
70
Schools
60
Transport
45
Environment
67
Investment
47

The bottom line

UB6 8AD offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 46 min to victoria — above average for this zone.

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Location

UB6 8AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+17.1% vs London avg
vs London crime+102.0% vs London avg

Deep-dive guides for UB6 8AD

🛡️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 UB6 8AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Selborne Primary School

Not yet inspected · 10 min walk

KS2: 109.3

—

Secondary

Brentside High School

Not yet inspected · Inspected Apr 2025 · 18 min walk

P8: -0.03A8: 46.0

100% of local schools rated Good or Outstanding · based on 7 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

131.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+79% vs borough

Crime by type

Other31%
Violence & sexual offences21%
Anti-social behaviour21%
Vehicle crime13%
Drug offences6%
Burglary6%
Robbery2%
Theft1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 2.7km

Crime is +102% above 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.

UB6 district median

£492,500

Based on 102 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,074/m²
Price per ft²£657/ft²
Avg floor area66.6 m²

EPC breakdown

C
13%
D
8%
E
2%

Based on 23 properties · Confidence: medium

Street mix

Semi 8%Terraced 92%

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 yield854 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£166,500
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)
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

1995–2026 · CAGR

+7.2%

Total change

+751%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.5%

per year

Acceleration

-13.54

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £250k–£300k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached8.3%
Terraced91.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£60k£166k+176.9%1.2
Post-dot-com plateau2002–2003£205k£240k+17.1%2
Pre-crash peak2005–2007£327k£341k+4.3%1.5
GFC & correction2011–2012£320k£305k-4.7%2
Brexit uncertainty2017–2017£510k£510k+0%1
Pandemic surge2021–2021£500k£500k+0%3
Current market2024–2026£540k£510k-5.6%1.5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-1.2% alpha

Terraced-1.2% α
Local
6.6%
District
7.8%

CAGR over 25yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Perivale Underground StationCentral line
2.2 min walk
South Greenford

Nearby stations

Perivale Underground StationCentral
2 min walk
South GreenfordNational Rail
11 min walk
Greenford Underground StationCentral
22 min walk
Alperton Underground StationPiccadilly
23 min walk
Sudbury Town Underground StationPiccadilly
23 min walk
No bus stops within 400m

18

Walkability score

27

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge50 min ↑
Victoria ★46 min
Waterloo52 min ↑
Canary Wharf59 min ↑
City46 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)

0

EV chargers (800m)

Nearest car park158m
Santander docks (800m)0
Nearest cycle dock6.7 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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.1 km away✗ Not Green Belt✗ Not AONB85% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 6.7 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 yield854.2 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

9 min walk

74%

Recommend GP

74%

Overall GP experience

2

GPs within 1km

3

Dentists within 1km

Nearest hospitalWembley Centre for Health & Care · 2.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

44

Parks (1km)

2

Restaurants (800m)

2

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

4

Sports (1km)

1

Convenience

Nearest supermarketTrustcos · 1.2 km
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

619m

Post office

Nearby shops

Mediterranean Food212 m
Dan's Convenience Store950 m

Nearby cafes

Cafe and Bakery211 m
Café Rendezvous620 m
Medway Fish and Chips654 m
Win to Win Café865 m

Nearby restaurants

Afendi Restaurant210 m
Royal Nawaab London311 m

Nearby pubs

The Myllet Arms246 m
Duke of Kent1.1 km

Nearby gyms

Ealing Golf Club344 m
Reynolds Field421 m

Nearby health

Perivale Dental Practice159 m
Hillview Surgery746 m
Food hygiene (5-star)43% of 30

Business

Local businesses registered here

Active businesses
9
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

1 SCORPIO LTD
AVAKS&CO LIMITED
CAMBRIDGE SCIENTIFIC TECHNOLOGIES LIMITED
E2R ELEVATOR LIMITED
EASY GLAZING LTD

+4 more

Investment

Investment grade, yield and market outlook

47

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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

27.4

Price growth score

D
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,137m
Crossrail 2 route13,124m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 6,183 nationally

1,672

Est. population

5,851/km²

58%

Employed

42%

Degree educated

£49,200

Median income

11.7%

Claimant rate

Inner cityMedium densityEstablished mixed

37

Community stability

Age profile

24%
20%
25%
18%
13%
Under 1824%
18–3420%
35–4925%
50–6418%
65+13%

Tenure

26%
22%
43%
Own outright26%
Own (mortgage)22%
Private rent43%
Social rent7%
Shared ownership2%
Rent free0%

Ethnicity

22%
25%
17%
21%
White British22%
White Other25%
Asian17%
Black10%
Mixed5%
Other21%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household35%
Unemployed7%
No qualifications18%

Housing tenure (Census 2021)

Private rent43%
Social rent7%

vs. London

Income vs London+17.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
11
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
2
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)
381
Largest scheme
278 homes · Land Rear Of Tesco Superstore, Western Avenue, UB6 8DW
Pipeline pressure
NONE

Named schemes (500m)

Land Adjacent To 5 Central Parade, Western Avenue, Greenford, UB6 8GF57 homes
completed
133, 133, HORSENDEN LANE, UB610 homes
completed
1 Tavistock Avenue, 1, Tavistock Avenue, Greenford, UB6 8AW4 homes
completed
Land Between 20 And 24, Land between 20 and 24, Bideford Avenue, Greenford, UB6 8DF4 homes
completed
8 Selborne Gardens, 8, Selborne Gardens, Greenford, UB6 7PD3 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 8AD

Full postcodeUB6 8AD
Postcode districtUB6
BoroughLondon Borough of Ealing
WardPerivale
Latitude51.535123
Longitude-0.324009
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