Dormers Wells · Ealing · Ealing Southall constituency · 51.51546, -0.37036

UB1 2LR— Dormers Wells, Ealing

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 24/100Yield 4.49%⚠ Knotweed sites nearby

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
53
Safety
78
Schools
60
Transport
24
Environment
45
Investment
58

The bottom line

UB1 2LR 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 2LR

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-29.0% vs London avg

Deep-dive guides for UB1 2LR

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How UB1 2LR 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

Dormers Wells High School

Not yet inspected · 5 min walk

P8: +0.64A8: 49.9

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 4 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

46.5 incidents per 1,000 residents

Better than 65% of London
↑ Rising 476.5%

from a low base — still below London average

-37% vs borough

Crime by type

Violence & sexual offences35%
Anti-social behaviour24%
Other20%
Vehicle crime11%
Burglary4%
Drug offences2%
Theft2%
Robbery1%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 543m

Crime is 29% below London average

Property

Prices, sales volume and market trends

Avg floor area104.1 m²

EPC breakdown

B
1%
C
10%
D
4%
E
1%

Based on 16 properties · Confidence: medium

Street mix

Semi 11%Terraced 90%

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£260,250
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, no insulation (assumed)
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

1995–2019 · CAGR

+9.1%

Total change

+704%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.9%

per year

Acceleration

-157.07

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £500k–£600k · 19 sales

Property Type Mix

Total: 19 sales

Semi-detached10.5%
Terraced89.5%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£120k+73.9%1.8
Post-dot-com plateau2001–2003£142k£420k+195.8%1.3
GFC & correction2008–2011£283k£308k+8.8%2
Brexit uncertainty2018–2019£720k£555k-22.9%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+1.5% alpha

Terraced+1.5% α
Local
8.2%
District
6.7%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
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
Southall StationElizabeth line line
14 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
15 min walk
SouthallNational Rail
15 min walk
Hanwell Rail StationElizabeth line
28 min walk
Greenford Underground StationCentral
43 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
44 min walk
No bus stops within 400m

20

Walkability score

5

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)

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Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)295
Nearest car park368m
Santander docks (800m)0
Nearest cycle dock9.4 km

Nearby car parks

🅿️
Herbert Road270 spaces
736m

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: 14.1 km away✗ Not Green Belt✗ Not AONB12% green spaceTree canopy: 40%
Above average green space

Nearest SSSI: Syon Park SSSI — 6.1 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): 1

Landslide susceptibility: Low

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

DORMERS WELLS MEDICAL CENTRE

143 BURNS AVENUE, UB1 2LU

4 min walk

56%

Recommend GP

56%

Overall GP experience

15

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 788 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

15

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

Nearest supermarketSira Cash and Carry · 769 m
8 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

191m

Post office

Nearby shops

Tariq Halal (UK) Ltd520 m
Baroko Mall563 m
Adam Halal Meat578 m
Manro Off Licence588 m

Nearby cafes

Rako Cafe582 m

Nearby restaurants

Taste of Punjab250 m
Shahanshah298 m
The Terrace553 m
Tops Pizza561 m

Nearby pubs

The Plough281 m
The Three Horseshoes603 m

Nearby gyms

Dormers Wells Leisure Centre418 m

Nearby pharmacies

Chana Chemist535 m
Queens Pharmacy741 m
Sherry's Chemist782 m

Nearby health

St George's Medical Centre735 m
The Broadway Health Centre788 m
Inspire Dental824 m
Food hygiene (5-star)30% of 95

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

BANS PROPERTIES LTD
BUTTERFLIES AND RAINBOWS LTD
GRBM STEEL GATE AND GRILL FABRICATION LTD
GULF CONSTRUCTION SERVICES LTD
KG DRINKS LTD

+4 more

Investment

Investment grade, yield and market outlook

58

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 score14/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

17.1

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,881m
Crossrail 2 route14,962m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,661 nationally

2,110

Est. population

12,950/km²

49%

Employed

28%

Degree educated

£43,300

Median income

7.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

43

Community stability

Age profile

20%
21%
20%
23%
16%
Under 1820%
18–3421%
35–4920%
50–6423%
65+16%

Tenure

35%
20%
34%
Own outright35%
Own (mortgage)20%
Private rent34%
Social rent10%
Shared ownership1%
Rent free0%

Ethnicity

64%
17%
White British7%
White Other5%
Asian64%
Black5%
Mixed2%
Other17%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine29%
No car household29%
Unemployed4%
No qualifications27%

Housing tenure (Census 2021)

Private rent34%
Social rent10%

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)
18
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
8
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)
1

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
24
Largest scheme
139 homes · 49 & 57-59, High Street, Southall, UB1 3HF
Pipeline pressure
NONE

Named schemes (500m)

MOUNT PLEASANT HOSPITAL, MOUNT PLEASANT HOSPITAL, BRITTEN DRIVE, UB130 homes
completed
LAND REAR OF SOUTHALL COURT, LAND REAR OF SOUTHALL COURT, LADY MARGARET ROAD, UB110 homes
completed
27, 27, North Road, UB18 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

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 2LR

Full postcodeUB1 2LR
Postcode districtUB1
BoroughLondon Borough of Ealing
WardDormers Wells
Latitude51.515462
Longitude-0.370360
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