Perivale · Ealing · Ealing North constituency · 51.53437, -0.32120

UB6 8AG— Perivale, Ealing

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

 

Schools 100%Safety 74/100Transport 39/100Yield 3.82%

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
53
Safety
74
Schools
60
Transport
39
Environment
61
Investment
55

The bottom line

UB6 8AG 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.

Less suited to Car-free commuters.

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Location

UB6 8AG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+17.1% vs London avg
vs London crime+66.0% vs London avg

Deep-dive guides for UB6 8AG

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

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How UB6 8AG has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

North Ealing Primary School

Not yet inspected · 12 min walk

KS2: 108.6

—

Secondary

Brentside High School

Not yet inspected · Inspected Apr 2025 · 20 min walk

P8: -0.03A8: 46.0

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 52 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

108.0 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+48% vs borough

Crime by type

Other30%
Violence & sexual offences21%
Vehicle crime20%
Anti-social behaviour15%
Burglary5%
Robbery4%
Drug offences4%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 2.5km

Crime is +66% above London average

Property

Prices, sales volume and market trends

Avg floor area97.8 m²

EPC breakdown

C
2%
D
2%

Based on 4 properties · Confidence: low

Street mix

Terraced 100%

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£244,500
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, no insulation (assumed)
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

1996–2022 · CAGR

+8.3%

Total change

+687%

Market Activity

Price Velocity & Acceleration

Current Velocity

+21.2%

per year

Acceleration

-100.33

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £500k–£600k · 6 sales

Property Type Mix

Total: 6 sales

Terraced100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1999£87k£239k+174.6%1
Post-dot-com plateau2001–2001£155k£155k+0%1
GFC & correction2010–2010£255k£255k+0%1
Help-to-Buy recovery2016–2016£565k£565k+0%1
Rate-rise correction2022–2022£685k£685k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
PerivaleCentral line
3.2 min walk
Castle Bar Park

Nearby stations

Perivale Underground StationCentral
4 min walk
Castle Bar ParkNational Rail
18 min walk
Alperton Underground StationPiccadilly
21 min walk
Sudbury Town Underground StationPiccadilly
23 min walk
Greenford Underground StationCentral
24 min walk
No bus stops within 400m

23

Walkability score

29

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)

1

EV chargers (800m)

Nearest car park191m
Santander docks (800m)0
Nearest cycle dock6.5 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 10.8 km away✗ Not Green Belt✗ Not AONB66% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 6.5 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

2

Dentists within 1km

Nearest hospitalWembley Centre for Health & Care · 2.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

39

Parks (1km)

2

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketTrustcos · 1.0 km
3 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)

1.1km

Post office

Nearby shops

Mediterranean Food237 m
Pitshanger Village Bakery1.1 km
Co-op Food1.1 km
Hook and Cleaver1.1 km

Nearby cafes

Cafe and Bakery250 m
Win to Win Café721 m
Café Rendezvous734 m
Cinnamon1.0 km

Nearby restaurants

Royal Nawaab London102 m
Afendi Restaurant256 m
Pizza Piccolo1.0 km
West Kebab1.0 km

Nearby pubs

The Myllet Arms202 m
Duke of Kent1.0 km

Nearby gyms

Ealing Golf Club198 m
Reynolds Field553 m

Nearby health

Perivale Dental Practice152 m
Hillview Surgery701 m
Pitshanger Dental1.0 km
Food hygiene (5-star)49% of 37

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

IT NETWORK CONSULTING LTD
MARKET MAZURY LTD
SMARTER HOUSE LTD

Investment

Investment grade, yield and market outlook

55

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

24.6

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route15,927m
Crossrail 2 route12,912m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,514 nationally

1,972

Est. population

3,954/km²

59%

Employed

40%

Degree educated

£49,200

Median income

10.1%

Claimant rate

SuburbanMedium densityEstablished mixed

36

Community stability

Age profile

21%
22%
25%
20%
Under 1822%
18–3422%
35–4925%
50–6420%
65+12%

Tenure

26%
22%
47%
Own outright26%
Own (mortgage)22%
Private rent47%
Social rent4%
Shared ownership1%

Ethnicity

16%
24%
27%
20%
White British16%
White Other24%
Asian27%
Black8%
Mixed5%
Other20%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine17%
No car household29%
Unemployed6%
No qualifications20%

Housing tenure (Census 2021)

Private rent47%
Social rent4%

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)
11
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
3
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 Rear Of Tesco Superstore, Western Avenue, UB6 8DW278 homes
completed
The Old Hoover Building, 1, The Old Hoover Building, 1, Western Avenue, Perivale, UB6 8DW66 homes
completed
Land Adjacent To 5 Central Parade, Western Avenue, Greenford, UB6 8GF57 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

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 8AG

Full postcodeUB6 8AG
Postcode districtUB6
BoroughLondon Borough of Ealing
WardPerivale
Latitude51.534372
Longitude-0.321196
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