Dormers Wells · Ealing · Ealing Southall constituency · 51.51524, -0.36887

UB1 2LS— Dormers Wells, Ealing

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

 

Schools 100%Safety 74/100Transport 23/100Yield 4.49%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
52
Safety
74
Schools
60
Transport
23
Environment
49
Investment
58

The bottom line

UB1 2LS 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 catch: 53 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB1 2LS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+0.2% vs London avg
vs London crime+7.0% vs London avg

Deep-dive guides for UB1 2LS

🛡️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🌳 Good Parks🔒 Very Safe
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How UB1 2LS 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 · 4 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 · 5 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

69.3 incidents per 1,000 residents

Higher crime than 53% of London
↑ Rising 656.3%

-5% vs borough

Crime by type

Violence & sexual offences34%
Other26%
Anti-social behaviour16%
Vehicle crime11%
Drug offences6%
Burglary6%
Theft2%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 585m

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area103.6 m²

EPC breakdown

B
1%
C
5%
D
10%
E
1%

Based on 17 properties · Confidence: medium

Street mix

Semi 11%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 yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£259,000
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
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 150 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

1995–2023 · CAGR

+7.6%

Total change

+668%

Market Activity

Price Velocity & Acceleration

Current Velocity

-5.3%

per year

Acceleration

-73.13

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £125k–£150k · 9 sales

Property Type Mix

Total: 9 sales

Semi-detached11.1%
Terraced88.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£69k£144k+108%1.3
Pre-crash peak2006–2006£240k£240k+0%1
GFC & correction2010–2010£334k£334k+0%2
Pandemic surge2021–2021£560k£560k+0%1
Rate-rise correction2023–2023£530k£530k+0%1

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
14.3 min walk
Southall

Nearby stations

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

16

Walkability score

19

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge56 min ↑
Victoria59 min ↑
Waterloo ★53 min
Canary Wharf56 min ↑
City57 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

4

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)295
Nearest car park301m
Santander docks (800m)0
Nearest cycle dock9.3 km

Nearby car parks

🅿️
Herbert Road270 spaces
799m

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: 14.0 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 34%
More green space than 82% of London

Nearest SSSI: Syon Park SSSI — 6.0 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

3 min walk

56%

Recommend GP

56%

Overall GP experience

14

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 859 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

57

Parks (1km)

8

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Plough (342 m)

Nearest supermarketSira Cash and Carry · 810 m
8 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)

275m

Post office

Nearby shops

Tariq Halal (UK) Ltd520 m
Baroko Mall594 m
Adam Halal Meat615 m
Manro Off Licence631 m

Nearby cafes

Rako Cafe620 m

Nearby restaurants

Taste of Punjab315 m
Shahanshah331 m
The Terrace552 m
Selekt Chicken590 m

Nearby pubs

The Plough342 m
The Three Horseshoes651 m

Nearby gyms

Dormers Wells Leisure Centre358 m

Nearby pharmacies

Chana Chemist568 m
Queens Pharmacy810 m
Sherry's Chemist826 m

Nearby health

St George's Medical Centre803 m
Inspire Dental868 m
Food hygiene (5-star)32% of 56

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

AL ARBI PROPERTY LIMITED
ARCHANA BIOLOGICS UK LIMITED
BIOONE UK LTD
EVENTZ HIRE LTD
NATIONWIDE PROPERTIES LONDON LTD

+3 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 score15/100
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

22.5

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,776m
Crossrail 2 route14,859m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 12,479 nationally

1,745

Est. population

10,977/km²

48%

Employed

30%

Degree educated

£42,100

Median income

6.6%

Claimant rate

SuburbanHigh densityMixed

47

Community stability

Age profile

23%
20%
22%
18%
18%
Under 1823%
18–3420%
35–4922%
50–6418%
65+18%

Tenure

47%
19%
32%
Own outright47%
Own (mortgage)19%
Private rent32%
Social rent2%
Shared ownership0%

Ethnicity

75%
White British3%
White Other6%
Asian75%
Black4%
Mixed1%
Other11%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine30%
No car household22%
Unemployed6%
No qualifications28%

Housing tenure (Census 2021)

Private rent32%
Social rent2%

vs. London

Income vs London+0.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
3
Live planning apps (800m)
16
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
9
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
22
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
27, 27, North Road, UB18 homes
completed
Woodlands Court, Woodlands Court, North Road, Southall, UB1 2JS6 homes
completed
Woodlands Court, Woodlands Court, North Road, Southall, UB1 2JS5 homes
completed
6 Oakwood Avenue, Oakwood Avenue, Southall, UB1 3QB4 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 2LS

Full postcodeUB1 2LS
Postcode districtUB1
BoroughLondon Borough of Ealing
WardDormers Wells
Latitude51.515244
Longitude-0.368869
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