Dormers Wells · Ealing · Ealing Southall constituency · 51.51624, -0.37626

UB1 2BH— Dormers Wells, Ealing

Location and area intelligence for UB1 2BH, Dormers Wells, Ealing

 

Schools 100%Safety 73/100Transport 24/100~4% yield · indicativeOnly 2 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
55
Safety
73
Schools
60
Transport
24
Environment
61
Investment
46

The bottom line

UB1 2BH offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catches: 51 min to waterloo — 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

UB1 2BH

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+3.1% vs London avg
vs London crime+15.0% vs London avg

Deep-dive guides for UB1 2BH

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

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How UB1 2BH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

North Primary School

Not yet inspected · 5 min walk

KS2: 107.0

—

Secondary

Villiers High School

Not yet inspected · 11 min walk

P8: +0.55A8: 47.1

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 6 min walk

7 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

74.6 incidents per 1,000 residents

Higher crime than 57% of London
↑ Rising 552.4%

+2% vs borough

Crime by type

Violence & sexual offences28%
Anti-social behaviour15%
Vehicle crime15%
Other15%
Drug offences10%
Robbery7%
Theft5%
Burglary4%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

2

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 565m

Crime is +15% 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.

UB1 district median

£418,936

Based on 100 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£6,513/m²
Price per ft²£605/ft²
Avg floor area91.5 m²

EPC breakdown

C
4%
D
9%

Based on 13 properties · Confidence: medium

Street mix

Semi 64%Terraced 36%

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 yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£228,750
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)
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

1996–2025 · CAGR

+7.7%

Total change

+768%

Market Activity

Price Velocity & Acceleration

Current Velocity

+30.1%

per year

Acceleration

-7.39

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £200k–£250k · 11 sales

Property Type Mix

Total: 11 sales

Semi-detached63.6%
Terraced36.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–1996£66k£66k+0%2
Post-dot-com plateau2001–2004£130k£235k+80.8%1
Pre-crash peak2006–2007£314k£232k-26.1%1
GFC & correction2009–2009£250k£250k+0%1
Help-to-Buy recovery2015–2015£320k£320k+0%1
Brexit uncertainty2017–2017£440k£440k+0%1
Current market2025–2025£573k£573k+0%2

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
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Southall StationElizabeth line line
13.7 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
14 min walk
SouthallNational Rail
14 min walk
Hanwell Rail StationElizabeth line
33 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
43 min walk
Greenford Underground StationCentral
45 min walk
No bus stops within 400m

20

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge54 min ↑
Victoria57 min ↑
Waterloo ★51 min
Canary Wharf54 min ↑
City55 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)

0

EV chargers (800m)

Total spaces (800m)295
Nearest car park276m
Santander docks (800m)0
Nearest cycle dock9.8 km

Nearby car parks

🅿️
Herbert Road270 spaces
608m

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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.5 km away✗ Not Green Belt✗ Not AONB63% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 6.4 km

Energy

Solar: 858 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): None recorded

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 yield857.6 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

CHEPSTOW GARDENS MEDICAL CENTRE

150 LADY MARGARET ROAD, UB1 2RL

2 min walk

77%

Recommend GP

77%

Overall GP experience

16

GPs within 1km

7

Dentists within 1km

4

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 606 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

42

Parks (1km)

22

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Plough (382 m)

Nearest supermarketDarbari Fancy Textiles · 575 m
5 tennis courts

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)

296m

Post office

Nearby shops

Manro Off Licence590 m
Adam Halal Meat610 m
Baroko Mall621 m
Watan657 m

Nearby cafes

Rako Cafe604 m
Browns1.0 km

Nearby restaurants

Taste of Punjab363 m
Shahanshah468 m
Aahar541 m
Greggs563 m

Nearby pubs

The Plough382 m
The Three Horseshoes582 m

Nearby gyms

Dormers Wells Leisure Centre766 m
Southall Sports Centre982 m

Nearby pharmacies

Queens Pharmacy578 m
Chana Chemist591 m
Sherry's Chemist731 m

Nearby health

St George's Medical Centre603 m
The Broadway Health Centre606 m
Inspire Dental768 m
Food hygiene (5-star)30% of 180

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
1
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

ADVANCED MEDICAL AESTHETICS ACADEMY LTD
MANJEET K SINGH INVESTMENTS LTD

Investment

Investment grade, yield and market outlook

46

Investment score

Moderate

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
4.5% (average)London avg: 3.8%Strong yield — top 25% of London
Gentrification score15/100
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 / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

31.7

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,297m
Crossrail 2 route15,365m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,136 nationally

1,836

Est. population

11,813/km²

52%

Employed

26%

Degree educated

£43,300

Median income

7.4%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

44

Community stability

Age profile

26%
21%
23%
17%
Under 1826%
18–3421%
35–4923%
50–6417%
65+13%

Tenure

34%
22%
32%
Own outright34%
Own (mortgage)22%
Private rent32%
Social rent11%
Shared ownership0%
Rent free0%

Ethnicity

74%
White British4%
White Other2%
Asian74%
Black7%
Mixed1%
Other11%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine32%
No car household30%
Unemployed5%
No qualifications30%

Housing tenure (Census 2021)

Private rent32%
Social rent11%

vs. London

Income vs London+3.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
25
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
16
Local approval rate
20%
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)
74
Largest scheme
139 homes · 49 & 57-59, High Street, Southall, UB1 3HF
Pipeline pressure
NONE

Named schemes (500m)

40-42, 40-42, ST. CRISPINS CLOSE, UB110 homes
completed
LAND REAR OF SOUTHALL COURT, LAND REAR OF SOUTHALL COURT, LADY MARGARET ROAD, UB110 homes
completed
Southall Court, Southall Court, Lady Margaret Road, Southall, UB1 2RQ8 homes
completed
Woodlands Court, Woodlands Court, North Road, Southall, UB1 2JS6 homes
completed
Woodlands Court, Woodlands Court, North Road, Southall, UB1 2JS5 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.5%
Election year
2026
MP
Deirdre Costigan (Labour)
MP majority
15,793
Constituency
Ealing Southall

Councillors

Kanwal Kaur BainsLabour
Ranjit Lal DheerLabour
Isabel Martha OwenLabour

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Key facts for UB1 2BH

Full postcodeUB1 2BH
Postcode districtUB1
BoroughLondon Borough of Ealing
WardDormers Wells
Latitude51.516236
Longitude-0.376256
Parliamentary constituencyEaling Southall
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