Dormers Wells · Ealing · Ealing Southall constituency · 51.51623, -0.37979

UB1 2BL— Dormers Wells, Ealing

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

The family fortress

 

Schools 100%Safety 77/100Transport 25/100Yield 4.49%

Best for: Families

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Car-dependent area — limited public transport

Liveability
56
Safety
77
Schools
60
Transport
25
Environment
61
Investment
62

The bottom line

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

The catch: 57 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB1 2BL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income+0.2% vs London avg
vs London crime-20.0% vs London avg

Deep-dive guides for UB1 2BL

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

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

“The family fortress”

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How UB1 2BL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Tudor Primary School

Not yet inspected · 5 min walk

KS2: 108.1

—

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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 8 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

51.7 incidents per 1,000 residents

Better than 61% of London
↑ Rising 511.8%

-29% vs borough

Crime by type

Violence & sexual offences34%
Anti-social behaviour23%
Other18%
Vehicle crime13%
Theft7%
Burglary4%
Drug offences2%
Robbery0%

Road safety

85

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 664m

Crime is 20% below London average

Property

Prices, sales volume and market trends

Avg floor area92 m²

EPC breakdown

D
4%

Based on 4 properties · Confidence: low

Street mix

Semi 50%Terraced 33%Detached 17%

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 yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£230,000
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 CAnnual charge £1,738
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2003–2018 · CAGR

+3.3%

Total change

+63%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.3%

per year

Acceleration

-51.29

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £200k–£250k · 6 sales

Property Type Mix

Total: 6 sales

Detached16.7%
Semi-detached50%
Terraced33.3%

By decade

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2003–2003£252k£252k+0%2
Pre-crash peak2005–2007£220k£220k+0%1
Help-to-Buy recovery2014–2014£362k£362k+0%1
Brexit uncertainty2018–2018£410k£410k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Southall Rail StationGreat Western Railway line
13.8 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
14 min walk
SouthallNational Rail
14 min walk
Hanwell Rail StationElizabeth line
36 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
40 min walk
Northolt Underground StationCentral
46 min walk
No bus stops within 400m

18

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge60 min ↑
Victoria63 min ↑
Waterloo ★57 min
Canary Wharf60 min ↑
City61 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 park111m
Santander docks (800m)0
Nearest cycle dock10.0 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 waterMEDIUM
Medium
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: 14.8 km away✗ Not Green Belt✗ Not AONB64% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 6.6 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

THE SALUJA CLINIC

36A NORTHCOTE AVENUE, UB1 2AY

5 min walk

75%

Recommend GP

75%

Overall GP experience

13

GPs within 1km

7

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 567 m
Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 5.8 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

35

Parks (1km)

28

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

3

Sports (1km)

0

Convenience

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

Nearest supermarketDarbari Fancy Textiles · 559 m
2 tennis courts1 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)

416m

Post office

Nearby shops

Manro Off Licence674 m
Adam Halal Meat705 m
Watan712 m
Baroko Mall727 m

Nearby cafes

Rako Cafe695 m
Browns1.0 km

Nearby restaurants

McDonald's511 m
Exotic Juice526 m
Naanwala533 m
Falooda Village534 m

Nearby pubs

The Plough565 m
The Three Horseshoes655 m
Hambrough Tavern798 m

Nearby gyms

Southall Sports Centre922 m

Nearby pharmacies

Queens Pharmacy559 m
Chana Chemist702 m
Sherry's Chemist759 m

Nearby health

The Broadway Health Centre567 m
St George's Medical Centre695 m
Inspire Dental788 m
Food hygiene (5-star)35% of 162

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

NOVENTRA TREND LTD

Investment

Investment grade, yield and market outlook

62

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
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

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

32

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,541m
Crossrail 2 route15,581m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,123 nationally

2,010

Est. population

12,029/km²

50%

Employed

27%

Degree educated

£42,100

Median income

9.3%

Claimant rate

Inner cityHigh densitySocially diverse / deprived

42

Community stability

Age profile

24%
21%
22%
18%
16%
Under 1824%
18–3421%
35–4922%
50–6418%
65+16%

Tenure

29%
23%
32%
15%
Own outright29%
Own (mortgage)23%
Private rent32%
Social rent16%
Shared ownership0%
Rent free1%

Ethnicity

73%
White British6%
White Other2%
Asian73%
Black8%
Mixed1%
Other10%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine30%
No car household36%
Unemployed7%
No qualifications29%

Housing tenure (Census 2021)

Private rent32%
Social rent16%

vs. London

Income vs London+0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
2
Live planning apps (800m)
22
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
5
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
12
Local approval rate
100%
Borough approval rate
24%
Opportunity area
Southall
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£1.8bn
Est. completion
2038

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
89
Largest scheme
230 homes · WIMPEY DEPOT SITE, WIMPEY DEPOT SITE, LANCASTER ROAD, DANE ROAD (119-121), UB1
Pipeline pressure
NONE

Named schemes (500m)

WIMPEY DEPOT SITE, WIMPEY DEPOT SITE, LANCASTER ROAD, DANE ROAD (119-121), UB1230 homes
completed
LAND AT SOUTHALL COURT, LAND AT SOUTHALL COURT, LADY MARGARET ROAD, UB215 homes
completed
Northcote Health Centre, 36A, Northcote Avenue, Southall, UB1 2AY8 homes
completed
139, 139, Dane Road, Southall, UB1 2EE4 homes
completed
109 Lady Margaret Road, Lady Margaret Road, Southall, UB1 2PP3 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 2BL

Full postcodeUB1 2BL
Postcode districtUB1
BoroughLondon Borough of Ealing
WardDormers Wells
Latitude51.516231
Longitude-0.379788
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
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Office
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