Dormers Wells · Ealing · Ealing Southall constituency · 51.51557, -0.35945

UB1 3ND— Dormers Wells, Ealing

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

 

Schools 100%Safety 71/100Transport 11/100Yield 4.49%

Best for: Families

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

Liveability
42
Safety
71
Schools
90
Transport
11
Environment
46
Investment
54

The bottom line

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

The catch: 66 min to victoria — above average for this zone.

Less suited to Car-free commuters.

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Location

UB1 3ND

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-3.6% vs London avg
vs London crime+33.0% vs London avg

Deep-dive guides for UB1 3ND

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

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How UB1 3ND 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 · 7 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 · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

86.6 incidents per 1,000 residents

Higher crime than 65% of London
↑ Rising 603.7%

+18% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour29%
Other18%
Vehicle crime9%
Drug offences5%
Burglary5%
Robbery2%
Theft1%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.1km

Crime is +33% above London average

Property

Prices, sales volume and market trends

Avg floor area59.8 m²

EPC breakdown

C
20%
D
3%

Based on 23 properties · Confidence: medium

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£149,500
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 BAnnual charge £1,521
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2006–2022 · CAGR

+2.9%

Total change

+58%

Market Activity

Price Velocity & Acceleration

Current Velocity

+71.7%

per year

Acceleration

+75.34

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £100k–£125k · 4 sales

Property Type Mix

Total: 4 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2006–2007£115k£110k-4.3%1
GFC & correction2012–2012£106k£106k+0%1
Rate-rise correction2022–2022£182k£182k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

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
19.8 min walk
Hanwell

Nearby stations

Hanwell Rail StationElizabeth line
19 min walk
HanwellNational Rail
19 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
21 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
34 min walk
Greenford Underground StationCentral
39 min walk
No bus stops within 400m

11

Walkability score

40

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park477m
Santander docks (800m)0
Nearest cycle dock8.6 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.4 km away✗ Not Green Belt✗ Not AONB16% green spaceTree canopy: 28%
Above average green space

Nearest SSSI: Syon Park SSSI — 5.6 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

5 min walk

75%

Recommend GP

75%

Overall GP experience

6

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest hospitalEaling Hospital · 1.3 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

64

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: McDonald's (716 m)

Nearest supermarketLandis · 1.2 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)

866m

Post office

Nearby restaurants

McDonald's716 m

Nearby gyms

Dormers Wells Leisure Centre478 m

Nearby pharmacies

Kings Pharmacy506 m

Nearby health

Mansell Road Practice1.1 km
Food hygiene (5-star)54% of 24

Business

Local businesses registered here

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

High street

E

High street health

Registered businesses

ANGELOV DESIGN LTD
E-LIFE HEALTHCARE LTD
NEMO ENTERPRISE LTD

Investment

Investment grade, yield and market outlook

54

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 score11/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

6.2

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,130m
Crossrail 2 route14,297m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,079 nationally

2,195

Est. population

18,651/km²

47%

Employed

26%

Degree educated

£40,500

Median income

14.1%

Claimant rate

SuburbanVery high densitySocially diverse / deprived

38

Community stability

Age profile

30%
21%
21%
19%
Under 1830%
18–3421%
35–4921%
50–6419%
65+10%

Tenure

14%
20%
49%
Own outright12%
Own (mortgage)14%
Private rent20%
Social rent49%
Shared ownership4%
Rent free1%

Ethnicity

37%
32%
White British8%
White Other6%
Asian37%
Black32%
Mixed6%
Other11%

Employment & lifestyle

Managerial / professional17%
Routine / semi-routine27%
No car household43%
Unemployed7%
No qualifications28%

Housing tenure (Census 2021)

Social rent49%
Private rent20%

vs. London

Income vs London-3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
1
Live planning apps (800m)
12
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
3
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)
6
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 3ND

Full postcodeUB1 3ND
Postcode districtUB1
BoroughLondon Borough of Ealing
WardDormers Wells
Latitude51.515571
Longitude-0.359446
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