Dormers Wells · Ealing · Ealing Southall constituency · 51.51229, -0.37579

UB1 2PJ— Dormers Wells, Ealing

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

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 51/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
58
Safety
66
Schools
60
Transport
51
Environment
46
Investment
53

The bottom line

UB1 2PJ offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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.

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Location

UB1 2PJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+0.2% vs London avg
vs London crime+78.0% vs London avg

Deep-dive guides for UB1 2PJ

🛡️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🔒 Very Safe

“High-connectivity investment target”

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How UB1 2PJ 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 · 2 min walk

KS2: 107.0

—

Secondary

Villiers High School

Not yet inspected · 5 min walk

P8: +0.55A8: 47.1

100% of local schools rated Good or Outstanding · based on 16 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 3 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

115.7 incidents per 1,000 residents

Among London's highest crime areas
↑ Rising 466.7%

+58% vs borough

Crime by type

Violence & sexual offences25%
Other25%
Anti-social behaviour22%
Vehicle crime8%
Theft7%
Drug offences5%
Robbery5%
Burglary4%

Road safety

98

Road safety score

2

Accidents (5yr)

3

Serious within 200m

MEDIUM pedestrian risk2 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 146m

Crime is +78% above London average

Property

12 Jun

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£2,781/m²
Price per ft²£258/ft²
Avg floor area74.8 m²

EPC breakdown

C
10%
D
18%
E
2%
F
1%
G
1%

Based on 32 properties · Confidence: high

Street mix

Semi 56%Terraced 6%Flat 31%Other 6%

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£187,000
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)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,738
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2022 · CAGR

+6.1%

Total change

+317%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.9%

per year

Acceleration

-19.83

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £125k–£150k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached60%
Terraced6.7%
Flat/maisonette33.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–2000£118k£156k+32.3%1.5
Post-dot-com plateau2001–2003£190k£198k+3.9%2
Pre-crash peak2006–2007£250k£152k-39.2%1
GFC & correction2011–2011£125k£125k+0%1
Help-to-Buy recovery2015–2016£440k£510k+15.9%1
Rate-rise correction2022–2022£490k£490k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

75out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 4

Good

1a
1b
2
3
4
5
6a
6b
Above London average
Southall StationElizabeth line line
8.5 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
9 min walk
SouthallNational Rail
9 min walk
Hanwell Rail StationElizabeth line
32 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
41 min walk
Osterley Underground StationPiccadilly
48 min walk
No bus stops within 400m

45

Walkability score

10

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

6

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)295
Nearest car park220m
Santander docks (800m)0
Nearest cycle dock9.7 km

Nearby car parks

🅿️
Herbert Road270 spaces
220m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.5 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 49%
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): 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

LADY MARGARET ROAD MEDICAL CENTRE

57 LADY MARGARET ROAD, UB1 2PH

1 min walk

51%

Recommend GP

51%

Overall GP experience

10

GPs within 1km

7

Dentists within 1km

5

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 278 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 8.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

38

Parks (1km)

36

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

8

Convenience

Nearest supermarketSira Cash and Carry · 301 m
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

2

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

590m

Post office

Nearby shops

Manro Off Licence157 m
Adam Halal Meat186 m
Baroko Mall210 m
Watan217 m

Nearby cafes

Rako Cafe176 m
Browns613 m

Nearby restaurants

Aahar101 m
Tops Pizza141 m
Maeme's151 m
Burger Shack152 m

Nearby pubs

The Three Horseshoes143 m
The Plough240 m

Nearby gyms

Southall Sports Centre614 m
Swift Road Outdoor Sports Centre1.1 km

Nearby pharmacies

Chana Chemist188 m
Queens Pharmacy229 m
Sherry's Chemist299 m

Nearby health

The Broadway Health Centre278 m
Inspire Dental339 m
St George's Medical Centre1.0 km
Food hygiene (5-star)32% of 221

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CAR PROTECT SOLUTIONS LTD
MAICHA PROPERTIES LIMITED
SHOP N SHOP LTD

Investment

Investment grade, yield and market outlook

53

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 score16/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

51.7

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route19,219m
Crossrail 2 route15,132m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,702 nationally

2,057

Est. population

15,135/km²

47%

Employed

26%

Degree educated

£42,100

Median income

8.3%

Claimant rate

Inner cityVery high densitySocially diverse / deprived

38

Community stability

Age profile

26%
20%
22%
18%
14%
Under 1826%
18–3420%
35–4922%
50–6418%
65+14%

Tenure

26%
17%
36%
20%
Own outright26%
Own (mortgage)17%
Private rent36%
Social rent20%
Shared ownership1%
Rent free0%

Ethnicity

78%
White British3%
White Other2%
Asian78%
Black8%
Mixed2%
Other8%

Employment & lifestyle

Managerial / professional16%
Routine / semi-routine30%
No car household48%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Private rent36%
Social rent20%

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)
32
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
8
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
22
Local approval rate
0%
Borough approval rate
24%
Opportunity area
Southall
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£1.8bn
Est. completion
2038

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
200
Largest scheme
308 homes · 25-27 Merrick Road, Merrick Road, Southall, UB2 4AU
Pipeline pressure
NONE

Named schemes (500m)

49 & 57-59, High Street, Southall, UB1 3HF139 homes
completed
33 High Street, 33, High Street22 homes
completed
LAND AT SOUTHALL COURT, LAND AT SOUTHALL COURT, LADY MARGARET ROAD, UB215 homes
completed
LAND NORTH OF, 1-12, LAND NORTH OF, 1-12, CAMBRIDGE ROAD, SOUTHALL, UB113 homes
completed
LAND REAR OF SOUTHALL COURT, LAND REAR OF SOUTHALL COURT, LADY MARGARET ROAD, UB110 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 2PJ

Full postcodeUB1 2PJ
Postcode districtUB1
BoroughLondon Borough of Ealing
WardDormers Wells
Latitude51.512291
Longitude-0.375791
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