Dormers Wells · Ealing · Ealing Southall constituency · 51.51597, -0.36507

UB1 3JA— Dormers Wells, Ealing

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

 

Schools 100%Safety 74/100Transport 20/100Yield 4.49%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
47
Safety
74
Schools
90
Transport
20
Environment
46
Investment
58

The bottom line

UB1 3JA 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 3JA

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 3JA

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

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Postcode Personality

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How UB1 3JA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Dormers Wells Primary School

Good · Inspected Jun 2022 · 4 min walk

KS2: 106.9

—

Secondary

Dormers Wells High School

Not yet inspected · 3 min walk

P8: +0.64A8: 49.9

100% of local schools rated Good or Outstanding · based on 7 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 8 min walk

3 primaries · 1 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

97

Road safety score

3

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 833m

Crime is +7% above London average

Property

Prices, sales volume and market trends

Avg floor area100.7 m²

EPC breakdown

B
4%
C
17%
D
14%
E
7%

Based on 42 properties · Confidence: high

Street mix

Semi 43%Terraced 4%Detached 14%Flat 39%

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£251,750
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, insulated (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

1997–2024 · CAGR

+8.3%

Total change

+767%

Market Activity

Price Velocity & Acceleration

Current Velocity

+103.1%

per year

Acceleration

+94.65

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £500k–£600k · 28 sales

Property Type Mix

Total: 28 sales

Detached14.3%
Semi-detached42.9%
Terraced3.6%
Flat/maisonette39.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£75k£135k+79.6%1.7
Post-dot-com plateau2001–2004£113k£279k+148%1.3
Pre-crash peak2005–2005£200k£200k+0%3
GFC & correction2008–2010£325k£168k-48.3%1
Help-to-Buy recovery2013–2016£258k£420k+62.8%2
Brexit uncertainty2018–2018£310k£310k+0%1
Pandemic surge2020–2020£360k£360k+0%2
Rate-rise correction2022–2023£295k£320k+8.5%2
Current market2024–2024£650k£650k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-1.3% alpha

Semi-detached-1.3% α
Local
7.7%
District
9%

CAGR over 18yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

18out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing44
Trend Position10

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
16.9 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
18 min walk
SouthallNational Rail
18 min walk
Hanwell Rail StationElizabeth line
24 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
39 min walk
Greenford Underground StationCentral
40 min walk
No bus stops within 400m

13

Walkability score

53

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park143m
Santander docks (800m)0
Nearest cycle dock9.0 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

95%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed479 Mbps
Median download442 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: 13.7 km away✗ Not Green Belt✗ Not AONB15% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Syon Park SSSI — 5.9 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

DORMERS WELLS MEDICAL CENTRE

143 BURNS AVENUE, UB1 2LU

1 min walk

56%

Recommend GP

56%

Overall GP experience

12

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 1.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

54

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Plough (611 m)

No restaurants within 800m — nearest: Shahanshah (584 m)

Nearest supermarketSira Cash and Carry · 1.1 km
5 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)

475m

Post office

Nearby shops

Tariq Halal (UK) Ltd720 m
Baroko Mall830 m
Adam Halal Meat856 m

Nearby cafes

Rako Cafe864 m

Nearby restaurants

Shahanshah584 m
Taste of Punjab588 m
The Terrace747 m
Selekt Chicken825 m

Nearby pubs

The Plough611 m

Nearby gyms

Dormers Wells Leisure Centre189 m

Nearby pharmacies

Kings Pharmacy804 m
Chana Chemist808 m

Nearby health

St George's Medical Centre902 m
Food hygiene (5-star)54% of 26

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Registered businesses

AMBIENT BEAUTY LTD
GRO ESTATES LTD
GRO REAL ESTATE LTD
HP VAULTORA LIMITED
K KOHLI PROPERTIES LTD

+10 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 score13/100
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

17.9

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,523m
Crossrail 2 route14,663m

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)
2
Live planning apps (800m)
14
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
4
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)
13
Largest scheme
82 homes · Land At Dormers Rise And Part Of The, GOLF LINKS ESTATE, Dormers Rise
Pipeline pressure
NONE

Named schemes (500m)

Lovell Road, Ex-garage court btwn Lovell and Swan Rds,, Lovell Road, Southall, UB1 3LD20 homes
completed
Land Adjacent To, Land adj to, Wallis Road, Southall, UB1 3LA14 homes
completed
Garages adjacent to Belvedere Court, Garages adjacent to Belvedere Court, Longford Avenue, Southall, UB1 3QP5 homes
completed
11 Panhard Place, Panhard Place, Southall, UB1 3JJ3 homes
completed
19 Mark Close, Mark Close, Southall, UB1 3QJ3 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 3JA

Full postcodeUB1 3JA
Postcode districtUB1
BoroughLondon Borough of Ealing
WardDormers Wells
Latitude51.515973
Longitude-0.365067
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
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