Perivale · Ealing · Ealing North constituency · 51.53528, -0.34546

UB6 8ET— Perivale, Ealing

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

The family fortress

 

Schools 100%Safety 80/100Transport 24/100~4% yield · indicativeOnly 1 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
24
Environment
58
Investment
37

The bottom line

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

The catches: high noise levels nearby; 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 8ET

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 8ET

🛡️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 8ET 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 · 3 min walk

KS2: 105.2

—

Secondary

William Perkin Church of England High School

Not yet inspected · Inspected May 2025 · 4 min walk

P8: +0.87A8: 59.0

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Hillview Nursery School

Not inspected · 45 min walk

4 primaries · 1 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

82

Road safety score

14

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Northolt Fire Station (G31) · 2.4km

Crime is +10% 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£5,678/m²
Price per ft²£528/ft²
Avg floor area58.9 m²

EPC breakdown

C
11%
D
10%
E
2%

Based on 23 properties · Confidence: medium

Street mix

Semi 13%Terraced 3%Flat 85%

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£147,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1997–2024 · CAGR

+6.4%

Total change

+428%

Market Activity

Price Velocity & Acceleration

Current Velocity

+24.1%

per year

Acceleration

+44.66

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £150k–£175k · 39 sales

Property Type Mix

Total: 39 sales

Semi-detached12.8%
Terraced2.6%
Flat/maisonette84.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£64k£78k+22.5%2
Post-dot-com plateau2001–2004£103k£176k+70.9%3.2
Pre-crash peak2005–2007£164k£204k+24.8%2
GFC & correction2008–2012£205k£120k-41.3%1
Help-to-Buy recovery2015–2015£250k£250k+0%1
Pandemic surge2020–2021£340k£333k-2.2%1.5
Rate-rise correction2022–2023£340k£270k-20.6%2.5
Current market2024–2024£335k£335k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.1% alpha

Flat/maisonette+0.1% α
Local
6.8%
District
6.7%

CAGR over 23yr 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 2

Poor

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

Nearby stations

GreenfordNational Rail
10 min walk
Greenford Underground StationCentral
10 min walk
Perivale Underground StationCentral
19 min walk
Northolt Underground StationCentral
27 min walk
Sudbury Hill Underground StationPiccadilly
31 min walk
No bus stops within 400m

24

Walkability score

26

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

5

Car parks (800m)

3

EV chargers (800m)

Nearest car park226m
Santander docks (800m)0
Nearest cycle dock8.0 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 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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 12.5 km away✗ Not Green Belt✗ Not AONB55% green spaceTree canopy: 70%
More green space than 97% of London

Nearest SSSI: Syon Park SSSI — 7.0 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

3 min walk

81%

Recommend GP

81%

Overall GP experience

3

GPs within 1km

1

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEaling Hospital · 3.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 4.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

45

Parks (1km)

5

Restaurants (800m)

4

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

10

Sports (1km)

1

Convenience

No pubs within 400m — nearest: The Railway (886 m)

Nearest supermarketLidl · 839 m
3 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)

1.1km

Post office

Nearby shops

Spar108 m
Magazin Romaneasc Food & Wine545 m
Greenford Express Food & Wine708 m
Bake Station713 m

Nearby cafes

Big Boys Cafe499 m
Everyone Active Cafe746 m
MiMar Cafe766 m
Caffeine Co787 m

Nearby restaurants

Wong's Chinese Takeaway448 m
Almahmud Restaurant561 m
Chicken Hot735 m
Cheezious Pizza752 m

Nearby pubs

The Railway886 m

Nearby gyms

Northolt Rugby Football Club473 m
Perivale Park Athletics Track628 m
Avenue Park Stadium738 m

Nearby pharmacies

Parade Pharmacy769 m
Superdrug836 m
Boots893 m

Nearby health

Greenford Road Medical Centre266 m
Food hygiene (5-star)62% of 47

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

A & E DOMI LIMITED
NAMMASHOP UK LIMITED
PRO RO TRADING LTD
TMARIE LIMITED

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 score13/100
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

4/100

Velocity score

Future outlook

30.7

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,579m
Crossrail 2 route14,452m

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
Listed buildings (800m)
3
Live planning apps (800m)
15
Development activity
high
Residential apps (800m)
3
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
12
Local approval rate
75%
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)
16
Largest scheme
19 homes · Land adjoining Ambulance Station and garages rear of, Land adjoining Ambulance Station and garages rear of, Greenford Road, Wordsworth Avenue, Greenford, UB6 8RQ
Pipeline pressure
NONE

Named schemes (500m)

Land adjoining Ambulance Station and garages rear of, Land adjoining Ambulance Station and garages rear of, Greenford Road, Wordsworth Avenue, Greenford, UB6 8RQ19 homes
completed
1 And 2 Karoline Gardens, 1 and 2, Western Avenue, Greenford, UB6 9JP8 homes
completed
17 Anthony Road, Anthony Road, Greenford, UB6 8HF3 homes
completed
The Cowgate Centre, 18, The Cowgate Centre, 18, Cowgate Road, Greenford, UB6 8HQ3 homes
completed
714 Greenford Road, 714, Greenford Road, Greenford, UB6 8QR3 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 8ET

Full postcodeUB6 8ET
Postcode districtUB6
BoroughLondon Borough of Ealing
WardPerivale
Latitude51.535283
Longitude-0.345458
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