Perivale · Ealing · Ealing North constituency · 51.53227, -0.32757

UB6 8TL— Perivale, Ealing

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

High-connectivity investment target

 

Schools 100%Safety 70/100Transport 40/100Yield 3.82%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
52
Safety
70
Schools
60
Transport
40
Environment
68
Investment
59

The bottom line

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

The catches: 46 min to victoria — 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 8TL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
MediumEstablished mixed
Buyer fit: GoodInvestment 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 8TL

🛡️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 8TL 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 · 9 min walk

KS2: 109.3

—

Secondary

Brentside High School

Not yet inspected · Inspected Apr 2025 · 13 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 · 53 min walk

3 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 2.4km

Crime is +102% above London average

Property

Prices, sales volume and market trends

Avg floor area170 m²

EPC breakdown

C
2%
E
2%

Based on 4 properties · Confidence: low

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£425,000
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

1999–2021 · CAGR

+5%

Total change

+195%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.8%

per year

Acceleration

-37.01

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £700k+ · 4 sales

Property Type Mix

Total: 4 sales

Detached50%
Semi-detached50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–1999£277k£277k+0%1
Pre-crash peak2006–2006£550k£550k+0%1
Help-to-Buy recovery2014–2014£780k£780k+0%1
Pandemic surge2021–2021£818k£818k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

40out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity40

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
6.9 min walk
South Greenford

Nearby stations

Perivale Underground StationCentral
7 min walk
South GreenfordNational Rail
8 min walk
Greenford Underground StationCentral
21 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
27 min walk
Alperton Underground StationPiccadilly
27 min walk
No bus stops within 400m

24

Walkability score

76

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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park52m
Santander docks (800m)0
Nearest cycle dock6.8 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

60%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed340 Mbps
Median download350 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: 11.2 km away✗ Not Green Belt✗ Not AONB88% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 6.4 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

7 min walk

76%

Recommend GP

76%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

4

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 2.4 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

60

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Myllet Arms (322 m)

Nearest supermarketTrustcos · 1.1 km
2 tennis courts3 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)

432m

Post office

Nearby shops

Mediterranean Food266 m
Dan's Convenience Store548 m

Nearby cafes

Cafe and Bakery251 m
Medway Fish and Chips470 m
Everyone Active Cafe633 m
Win to Win Café771 m

Nearby restaurants

Afendi Restaurant245 m
Royal Nawaab London546 m

Nearby pubs

The Myllet Arms322 m
Duke of Kent937 m

Nearby gyms

Reynolds Field96 m
Ealing Golf Club447 m
Perivale Park Athletics Track685 m
Trailfinders Sports Club769 m

Nearby health

Perivale Dental Practice349 m
Food hygiene (5-star)36% of 36

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

HANWELL TOWN FOOTBALL CLUB C.I.C.

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 score12/100
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

18.7

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,294m
Crossrail 2 route13,196m

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)
4
Live planning apps (800m)
13
Development activity
high
Residential apps (800m)
3
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)
64
Largest scheme
95 homes · GURNELL GROVE, W13 OAE
Pipeline pressure
NONE

Named schemes (500m)

Land Adjacent To 5 Central Parade, Western Avenue, Greenford, UB6 8GF57 homes
completed
PERIVALE LODGE, PERIVALE LODGE, PERIVALE LANE, UB6 8TW18 homes
completed
9-12 Ruislip Road East, 9-12, Ruislip Road East, London, W13 0AZ3 homes
completed
Ribchester Medical Centre, 31, Ribchester Avenue, Greenford, UB6 8TG3 homes
completed
24 Barmouth Avenue, 24, Barmouth Avenue, Greenford, UB6 8JT2 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 8TL

Full postcodeUB6 8TL
Postcode districtUB6
BoroughLondon Borough of Ealing
WardPerivale
Latitude51.532269
Longitude-0.327574
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