Dormers Wells · Ealing · Ealing Southall constituency · 51.51096, -0.37265

UB1 3HF— Dormers Wells, Ealing

Location and area intelligence for UB1 3HF, Dormers Wells, Ealing

High-connectivity investment target

 

Schools 100%Safety 66/100Transport 52/100Yield 4.49%⚠ Knotweed sites nearby

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
58
Safety
66
Schools
60
Transport
52
Environment
46
Investment
68

The bottom line

UB1 3HF offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families and Investors who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines; 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 3HF

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 3HF

🛡️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 3HF 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 · 3 min walk

KS2: 107.0

—

Secondary

Villiers High School

Not yet inspected · 3 min walk

P8: +0.55A8: 47.1

100% of local schools rated Good or Outstanding · based on 17 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 2 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)

2

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 128m

Crime is +78% above London average

Property

Prices, sales volume and market trends

Avg floor area66.2 m²

EPC breakdown

B
4%
C
1%

Based on 5 properties · Confidence: low

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 costLow
Rebuild cost estimate£165,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2014
WallsAverage thermal transmittance 0.21 W/m²K
Roof(other premises above)
Heating fuelGas: mains gas
GlazingFully double glazed
Council tax band Band CAnnual charge £1,738
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Distribution

P25: £300k–£350k · P75: £300k–£350k · 1 sales

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£305k£305k+0%1

Buyer vs Seller Score

Market conditions index — insufficient data

Data not yet available for this postcode.

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
7.8 min walk
Southall

Nearby stations

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

49

Walkability score

42

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

3

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)270
Nearest car park90m
Santander docks (800m)0
Nearest cycle dock9.5 km

Nearby car parks

🅿️
Herbert Road270 spaces
372m

Connectivity

Broadband and mobile coverage

100%

Full fibre

82%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed427 Mbps
Median download417 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
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 14.3 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 67%
Above average green space

Nearest SSSI: Syon Park SSSI — 5.8 km

Energy

Solar: 858 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

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 costLow

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

4 min walk

51%

Recommend GP

51%

Overall GP experience

9

GPs within 1km

7

Dentists within 1km

6

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 465 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

36

Parks (1km)

27

Restaurants (800m)

2

Cafes (800m)

2

Pubs (400m)

3

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

7

Convenience

Nearest supermarketSira Cash and Carry · 291 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)

669m

Post office

Nearby shops

Baroko Mall80 m
Tariq Halal (UK) Ltd92 m
Adam Halal Meat116 m
Manro Off Licence156 m

Nearby cafes

Rako Cafe129 m
Browns600 m

Nearby restaurants

Shahi Nan Kebab67 m
Selekt Chicken73 m
KFC91 m
The Terrace100 m

Nearby pubs

The Three Horseshoes189 m
The Plough283 m

Nearby gyms

Southall Sports Centre688 m
Dormers Wells Leisure Centre896 m
Swift Road Outdoor Sports Centre969 m

Nearby pharmacies

Chana Chemist81 m
Sherry's Chemist318 m
Queens Pharmacy417 m

Nearby health

Inspire Dental355 m
The Broadway Health Centre465 m
St George's Medical Centre1.2 km
Food hygiene (5-star)26% of 161

Business

Local businesses registered here

Active businesses
13
New (last 12 months)
7
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

A&B DAILY FRESH LTD
DASTARKHWAN UK LTD
HARIKARAN SUPERMARKET LIMITED
HS SOUTHALL RESTAURANT LTD
MJR MALANG JAN RESTAURANT LTD

+8 more

Investment

Investment grade, yield and market outlook

68

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

35.2

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,989m
Crossrail 2 route14,871m

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)
25
Development activity
high
Residential apps (800m)
0
Commercial apps (800m)
6
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
21
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)
21
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
LAND SOUTH SIDE OF, LAND SOUTH SIDE OF, PARK AVENUE, UB225 homes
completed
33 High Street, 33, High Street22 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 3HF

Full postcodeUB1 3HF
Postcode districtUB1
BoroughLondon Borough of Ealing
WardDormers Wells
Latitude51.510962
Longitude-0.372654
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