Dormers Wells · Ealing · Ealing Southall constituency · 51.51589, -0.35576

UB1 3LU— Dormers Wells, Ealing

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

 

Schools 100%Safety 74/100Transport 15/100Yield 4.49%

Best for: Families

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

Liveability
46
Safety
74
Schools
90
Transport
15
Environment
59
Investment
56

The bottom line

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

The catches: very high noise (55 dB) — check proximity to rail lines and 66 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB1 3LU

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

vs London income+1.0% vs London avg
vs London crime+0.0% vs London avg

Deep-dive guides for UB1 3LU

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

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How UB1 3LU 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 · 7 min walk

KS2: 106.9

—

Secondary

The Cardinal Wiseman Catholic School

Not yet inspected · 13 min walk

P8: +0.83A8: 58.2

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 · 15 min walk

3 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

65.1 incidents per 1,000 residents

Better than 50% of London
↑ Rising 458.3%

-11% vs borough

Crime by type

Violence & sexual offences31%
Other26%
Anti-social behaviour16%
Drug offences9%
Vehicle crime8%
Burglary4%
Theft3%
Robbery3%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.4km

Crime is 0% below London average

Property

Prices, sales volume and market trends

Avg floor area61.2 m²

EPC breakdown

C
26%
D
3%

Based on 29 properties · Confidence: medium

Street mix

Flat 100%

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£153,000
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsSystem built, 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 potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2023 · CAGR

+3.7%

Total change

+100%

Market Activity

Price Velocity & Acceleration

Current Velocity

-11.8%

per year

Acceleration

-35.85

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £150k–£175k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£75k£75k+0%1
Pre-crash peak2007–2007£120k£120k+0%1
GFC & correction2011–2011£78k£78k+0%1
Brexit uncertainty2017–2019£137k£170k+24.1%1
Rate-rise correction2023–2023£150k£150k+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
Hanwell Rail StationElizabeth line line
15.3 min walk
Hanwell

Nearby stations

Hanwell Rail StationElizabeth line
16 min walk
HanwellNational Rail
16 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
24 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
31 min walk
Greenford Underground StationCentral
38 min walk
No bus stops within 400m

12

Walkability score

39

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge70 min ↑
Victoria ★66 min
Waterloo67 min ↑
Canary Wharf70 min ↑
City70 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park592m
Santander docks (800m)0
Nearest cycle dock8.4 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

0%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed100 Mbps
Median download165 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
NoiseVERY HIGH
road · Rail Lden: 55 dB
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.1 km away✗ Not Green Belt✗ Not AONB59% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 5.5 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

KS MEDICAL CENTRE

33 DORMERS WELLS LANE, UB1 3HY

8 min walk

75%

Recommend GP

75%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

Nearest hospitalEaling Hospital · 1.2 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

Nearest supermarketLandis · 996 m

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)

1.2km

Post office

Nearby cafes

The Burrow Cafe638 m

Nearby restaurants

McDonald's681 m

Nearby gyms

Dormers Wells Leisure Centre702 m

Nearby pharmacies

Kings Pharmacy347 m

Nearby health

Mansell Road Practice1.1 km
Food hygiene (5-star)50% of 18

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

ALEX BROCKMAN LTD
ALLYHOBBYUK LTD
ANSA FASHION LTD
BIOMONE LIMITED
FAANDAQ MARKETING LTD

+7 more

Investment

Investment grade, yield and market outlook

56

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 score11/100
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

13.4

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,881m
Crossrail 2 route14,087m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,317 nationally

2,057

Est. population

10,650/km²

52%

Employed

30%

Degree educated

£42,400

Median income

9.8%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

39

Community stability

Age profile

28%
20%
22%
16%
14%
Under 1828%
18–3420%
35–4922%
50–6416%
65+14%

Tenure

20%
15%
28%
35%
Own outright20%
Own (mortgage)15%
Private rent28%
Social rent35%
Shared ownership1%
Rent free1%

Ethnicity

14%
34%
24%
White British12%
White Other14%
Asian34%
Black24%
Mixed4%
Other12%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine25%
No car household37%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Social rent35%
Private rent28%

vs. London

Income vs London+1.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
7
Development activity
medium
Residential apps (800m)
1
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
3
Local approval rate
100%
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)
3
Largest scheme
82 homes · Land At Dormers Rise And Part Of The, GOLF LINKS ESTATE, Dormers Rise
Pipeline pressure
NONE

Named schemes (500m)

Land At Dormers Rise And Part Of The, GOLF LINKS ESTATE, Dormers Rise82 homes
completed
Golf Links Community Centre And, Golf Links Community Centre, Golf Links Estate, Osborne Road, Southall, UB1 3LN68 homes
completed
Cromer Court, Lytham Court, St David's Court, Cromer Court, Lytham Court, St Davids Court, Dormers Rise, Southall, UB1 3NN60 homes
completed
Sunningdale, Sunningdale Court Golflinks Estate, Fleming Road44 homes
completed
Peterhead Court, Peterhead Court, Osborne Road, Southall, UB1 3LN32 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 3LU

Full postcodeUB1 3LU
Postcode districtUB1
BoroughLondon Borough of Ealing
WardDormers Wells
Latitude51.515888
Longitude-0.355760
Parliamentary constituencyEaling Southall
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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TfL
Transport
for London
NHS
Digital
Companies
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Mail
Food Standards
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