Perivale · Ealing · Ealing North constituency · 51.53241, -0.33116

UB6 8TH— Perivale, Ealing

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 36/100Yield 3.82%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
53
Safety
70
Schools
60
Transport
36
Environment
72
Investment
59

The bottom line

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

The catches: 57 min to city — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB6 8TH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for UB6 8TH

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

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How UB6 8TH 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 · 7 min walk

KS2: 109.3

—

Secondary

Brentside High School

Not yet inspected · Inspected Apr 2025 · 11 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 · 52 min walk

3 primaries · 1 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

96

Road safety score

4

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 2.6km

Crime is +102% above London average

Property

Prices, sales volume and market trends

Avg floor area54.7 m²

EPC breakdown

C
15%
D
19%
E
1%

Based on 35 properties · Confidence: high

Street mix

Semi 12%Terraced 89%

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£136,750
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
WallsSolid brick, 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

+4.5%

Total change

+230%

Market Activity

Price Velocity & Acceleration

Current Velocity

-26.0%

per year

Acceleration

-27.69

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £200k–£250k · 26 sales

Property Type Mix

Total: 26 sales

Semi-detached11.5%
Terraced88.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£101k£170k+68.3%2.2
Post-dot-com plateau2001–2004£185k£230k+24.7%1.7
Pre-crash peak2005–2006£250k£333k+33.2%1
Help-to-Buy recovery2015–2016£395k£445k+12.8%2
Brexit uncertainty2018–2019£443k£450k+1.7%2.5
Current market2024–2024£333k£333k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0% alpha

Terraced+0% α
Local
7.3%
District
7.3%

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

Buyer vs Seller Score

Composite market conditions index 0–100

68out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing5
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
8.6 min walk
South Greenford

Nearby stations

South GreenfordNational Rail
5 min walk
Perivale Underground StationCentral
9 min walk
Greenford Underground StationCentral
19 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
28 min walk
Sudbury Town Underground StationPiccadilly
29 min walk
No bus stops within 400m

24

Walkability score

90

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge61 min ↑
Victoria58 min ↑
Waterloo63 min ↑
Canary Wharf68 min ↑
City ★57 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park221m
Santander docks (800m)0
Nearest cycle dock7.1 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 waterLOW
Low
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 16.0 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: 11.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 67%
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

PERIVALE MEDICAL CLINIC

2-4 CONWAY CRESCENT, PERIVALE, UB6 8HX

4 min walk

76%

Recommend GP

76%

Overall GP experience

1

GPs within 1km

1

Dentists within 1km

4

Care homes (1km)

Nearest hospitalWembley Centre for Health & Care · 2.6 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

80

Parks (1km)

1

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Myllet Arms (565 m)

Nearest supermarketM&S Foodhall · 1.2 km
3 tennis courts4 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)

244m

Post office

Nearby shops

Dan's Convenience Store463 m
Mediterranean Food501 m

Nearby cafes

Medway Fish and Chips274 m
Everyone Active Cafe392 m
Cafe and Bakery485 m
Café Rendezvous1.0 km

Nearby restaurants

Afendi Restaurant477 m

Nearby pubs

The Myllet Arms565 m

Nearby gyms

Reynolds Field172 m
Perivale Park Athletics Track435 m
Ealing Golf Club694 m
Northolt Rugby Football Club705 m

Nearby health

Perivale Dental Practice574 m
Food hygiene (5-star)46% of 35

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

EDEN BEHAVIOUR LTD
G.A.G. PROPERTY LTD

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 score13/100
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

17.9

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,539m
Crossrail 2 route13,424m

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
Live planning apps (800m)
11
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
4
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
62
Largest scheme
153 homes · FORMER PERIVALE MATERNITY HOSPITAL SITE, FORMER PERIVALE MATERNITY HOSPITAL SITE, STOCKDOVE WAY, UB6
Pipeline pressure
NONE

Named schemes (500m)

FORMER PERIVALE MATERNITY HOSPITAL SITE, FORMER PERIVALE MATERNITY HOSPITAL SITE, STOCKDOVE WAY, UB668 homes
completed
PERIVALE PARK FREE CHURCH, PERIVALE PARK FREE CHURCH, MEDWAY DRIVE, UB618 homes
completed
PERIVALE LODGE, PERIVALE LODGE, PERIVALE LANE, UB6 8TW18 homes
completed
5 Thames Avenue, Thames Avenue, Greenford, UB6 8JL3 homes
completed
Ribchester Medical Centre, 31, Ribchester Avenue, Greenford, UB6 8TG3 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 8TH

Full postcodeUB6 8TH
Postcode districtUB6
BoroughLondon Borough of Ealing
WardPerivale
Latitude51.532410
Longitude-0.331159
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