Perivale · Ealing · Ealing North constituency · 51.53480, -0.34184

UB6 8EP— Perivale, Ealing

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

The family fortress

 

Schools 100%Safety 80/100Transport 30/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
53
Safety
80
Schools
60
Transport
30
Environment
62
Investment
37

The bottom line

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

The catches: very high noise — check proximity to rail lines; 60 min to city — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB6 8EP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+15.5% vs London avg
vs London crime+10.0% vs London avg

Deep-dive guides for UB6 8EP

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

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🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How UB6 8EP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Oldfield Primary School

Not yet inspected · 6 min walk

KS2: 105.2

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 7 min walk

P8: +0.87A8: 59.0

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 46 min walk

5 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

71.6 incidents per 1,000 residents

Higher crime than 55% of London
→ Stable

-2% vs borough

Crime by type

Violence & sexual offences33%
Other18%
Anti-social behaviour17%
Vehicle crime12%
Burglary9%
Drug offences6%
Theft5%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.5km

Crime is +10% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£4,076/m²
Price per ft²£379/ft²
Avg floor area89.4 m²

EPC breakdown

C
3%
D
14%
E
1%

Based on 18 properties · Confidence: medium

Street mix

Semi 90%Terraced 10%

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£223,500
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
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

1995–2025 · CAGR

+4.6%

Total change

+285%

Market Activity

Price Velocity & Acceleration

Current Velocity

-36.6%

per year

Acceleration

-29.93

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £250k–£300k · 20 sales

Property Type Mix

Total: 20 sales

Semi-detached90%
Terraced10%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£72k£163k+125.7%1.6
Post-dot-com plateau2001–2004£179k£68k-62.3%1
Pre-crash peak2005–2007£242k£273k+12.8%1.3
GFC & correction2008–2008£307k£307k+0%1
Pandemic surge2021–2021£469k£469k+0%2
Current market2024–2025£438k£277k-36.6%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.1% alpha

Semi-detached+0.1% α
Local
7.5%
District
7.4%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Greenford Underground StationCentral line
10.5 min walk
South Greenford

Nearby stations

South GreenfordNational Rail
5 min walk
Greenford Underground StationCentral
11 min walk
Perivale Underground StationCentral
16 min walk
Northolt Underground StationCentral
30 min walk
Sudbury Hill Underground StationPiccadilly
31 min walk
No bus stops within 400m

19

Walkability score

44

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge63 min ↑
Victoria61 min ↑
Waterloo66 min ↑
Canary Wharf71 min ↑
City ★60 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)

2

EV chargers (800m)

Nearest car park477m
Santander docks (800m)0
Nearest cycle dock7.8 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: 16.0 µg/m³
Better than 55% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.3 km away✗ Not Green Belt✗ Not AONB69% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 6.9 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): 6

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

GREENFORD ROAD MED.CTR.

591 GREENFORD ROAD, UB6 8QH

5 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

5

Care homes (1km)

Nearest hospitalWembley Centre for Health & Care · 3.0 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

0

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

12

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Railway (966 m)

No restaurants within 800m — nearest: Wong's Chinese Takeaway (595 m)

Nearest supermarketLidl · 819 m
4 tennis courts2 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)

626m

Post office

Nearby shops

Spar273 m
Magazin Romaneasc Food & Wine682 m
Greenford Express Food & Wine833 m
Bake Station836 m

Nearby cafes

Everyone Active Cafe518 m
Medway Fish and Chips589 m
Big Boys Cafe656 m
Starbucks820 m

Nearby restaurants

Wong's Chinese Takeaway595 m
Almahmud Restaurant696 m
Nando's792 m
Chicken Hot841 m

Nearby pubs

The Railway966 m

Nearby gyms

Northolt Rugby Football Club277 m
Perivale Park Athletics Track387 m

Nearby pharmacies

Superdrug801 m
Boots852 m
Parade Pharmacy869 m

Nearby health

Greenford Road Medical Centre412 m
Dental Surgery (Acre Medical Services)1.1 km
Food hygiene (5-star)84% of 19

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

1LPM LIMITED
GUSSAR LIMITED
M UNIQUE LASER CLINIC LTD
MARMS LONDON LIMITED
PARRIS HEATING LTD

Investment

Investment grade, yield and market outlook

37

Investment score

Weak

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 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

35.4

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,323m
Crossrail 2 route14,204m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,857 nationally

1,411

Est. population

8,952/km²

56%

Employed

32%

Degree educated

£48,500

Median income

9.6%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

48

Community stability

Age profile

23%
21%
21%
21%
14%
Under 1823%
18–3421%
35–4921%
50–6421%
65+14%

Tenure

27%
22%
17%
34%
Own outright27%
Own (mortgage)22%
Private rent17%
Social rent34%
Shared ownership0%
Rent free0%

Ethnicity

22%
18%
26%
18%
White British22%
White Other18%
Asian26%
Black18%
Mixed6%
Other9%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine21%
No car household29%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Social rent34%
Private rent17%

vs. London

Income vs London+15.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
9
Local approval rate
100%
Borough approval rate
24%
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
7
Largest scheme
153 homes · FORMER PERIVALE MATERNITY HOSPITAL SITE, FORMER PERIVALE MATERNITY HOSPITAL SITE, STOCKDOVE WAY, UB6
Pipeline pressure
NONE

Named schemes (500m)

35 David Avenue, David Avenue, Greenford, UB6 8HG3 homes
completed
17 Anthony Road, Anthony Road, Greenford, UB6 8HF3 homes
completed
45 Costons Avenue, Costons Avenue, Greenford, UB6 8RJ2 homes
completed
47, 47, Costons Avenue, Greenford, UB6 8RJ2 homes
completed
81, 81, Daryngton Drive, Greenford, UB6 8BH2 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 8EP

Full postcodeUB6 8EP
Postcode districtUB6
BoroughLondon Borough of Ealing
WardPerivale
Latitude51.534801
Longitude-0.341842
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