Dormers Wells · Ealing · Ealing Southall constituency · 51.51161, -0.36498

UB1 3QS— Dormers Wells, Ealing

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

The practical family move

 

Schools 100%Safety 79/100Transport 29/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
50
Safety
79
Schools
90
Transport
29
Environment
47
Investment
51

The bottom line

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

The catches: high noise levels nearby and 53 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB1 3QS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highRenters
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income+0.2% vs London avg
vs London crime-39.0% vs London avg

Deep-dive guides for UB1 3QS

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

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“The practical family move”

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How UB1 3QS 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 · 3 min walk

KS2: 106.9

—

Secondary

Dormers Wells High School

Not yet inspected · 9 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 · 7 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

39.4 incidents per 1,000 residents

Better than 71% of London
↑ Rising 527.3%

from a low base — still below London average

-46% vs borough

Crime by type

Violence & sexual offences33%
Anti-social behaviour19%
Other19%
Vehicle crime14%
Theft9%
Drug offences3%
Robbery3%
Burglary0%

Road safety

99

Road safety score

1

Accidents (5yr)

3

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 657m

Crime is 39% below London average

Property

2 Jul

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£4,912/m²
Price per ft²£456/ft²
Avg floor area56.6 m²

EPC breakdown

C
1%
D
5%
E
2%
F
1%

Based on 9 properties · Confidence: low

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

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£141,500
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
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
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

1997–2025 · CAGR

+6.3%

Total change

+460%

Market Activity

Price Velocity & Acceleration

Current Velocity

+5.3%

per year

Acceleration

+5.63

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £50k–£75k · 12 sales

Property Type Mix

Total: 12 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£50k£65k+29.9%1.5
Post-dot-com plateau2002–2004£123k£145k+18.4%1
Pre-crash peak2006–2006£145k£145k+0%1
GFC & correction2008–2010£187k£178k-4.8%1
Help-to-Buy recovery2013–2013£165k£165k+0%1
Brexit uncertainty2017–2017£267k£267k+0%1
Pandemic surge2020–2020£266k£266k+0%1
Current market2025–2025£280k£280k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

38out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Southall StationElizabeth line line
12.9 min walk
Southall

Nearby stations

Southall Rail StationGreat Western Railway · Elizabeth line
14 min walk
SouthallNational Rail
14 min walk
Hanwell Rail StationElizabeth line
23 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
39 min walk
Boston Manor Underground StationPiccadilly
41 min walk
No bus stops within 400m

14

Walkability score

34

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park621m
Santander docks (800m)0
Nearest cycle dock9.0 km

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
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.8 km away✗ Not Green Belt✗ Not AONB19% green spaceTree canopy: 70%
Above average green space

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

3 min walk

75%

Recommend GP

75%

Overall GP experience

15

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest hospitalThe Broadway Health Centre · 999 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 7.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

59

Parks (1km)

2

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Plough (590 m)

Nearest supermarketSira Cash and Carry · 813 m
8 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)

757m

Post office

Nearby shops

Tariq Halal (UK) Ltd451 m
Baroko Mall617 m
Adam Halal Meat653 m
Manro Off Licence692 m

Nearby cafes

Rako Cafe666 m

Nearby restaurants

The Terrace461 m
Shahanshah509 m
Taste of Punjab594 m
Shahi Nan Kebab601 m

Nearby pubs

The Plough590 m
The Three Horseshoes724 m

Nearby gyms

Dormers Wells Leisure Centre673 m

Nearby pharmacies

Chana Chemist613 m
KL Pharmacy1.1 km

Nearby health

Waterside Medical Centre1.0 km
Food hygiene (5-star)42% of 26

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

51

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 score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226
Sales last 12 months1

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

8/100

Velocity score

Future outlook

35.4

Price growth score

D
High

Development pressure

Low

New supply risk

Active regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,465m
Crossrail 2 route14,432m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 7,819 nationally

1,751

Est. population

18,677/km²

49%

Employed

29%

Degree educated

£42,100

Median income

8.5%

Claimant rate

Inner cityVery high densityRenters

38

Community stability

Age profile

29%
18%
23%
15%
16%
Under 1828%
18–3418%
35–4923%
50–6415%
65+16%

Tenure

30%
19%
41%
Own outright30%
Own (mortgage)19%
Private rent41%
Social rent9%
Shared ownership1%

Ethnicity

72%
White British5%
White Other3%
Asian73%
Black5%
Mixed2%
Other13%

Employment & lifestyle

Managerial / professional18%
Routine / semi-routine27%
No car household29%
Unemployed4%
No qualifications29%

Housing tenure (Census 2021)

Private rent41%
Social rent9%

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)
13
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
7
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)
0
Regeneration status
Active
Regeneration investment
£1.8bn
Est. completion
2038

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
11
Largest scheme
26 homes · Land At Toplocks, Land at Toplocks, Glade Lane, Southall, UB2 4PL
Pipeline pressure
NONE

Named schemes (500m)

Garages adjacent to Belvedere Court, Garages adjacent to Belvedere Court, Longford Avenue, Southall, UB1 3QP5 homes
completed
6 Oakwood Avenue, Oakwood Avenue, Southall, UB1 3QB4 homes
completed
148 Uxbridge Road, Uxbridge Road, Southall, UB1 3DP3 homes
completed
19 Mark Close, Mark Close, Southall, UB1 3QJ3 homes
completed
17 Oakwood Avenue, Oakwood Avenue, Southall, UB1 3QD2 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 3QS

Full postcodeUB1 3QS
Postcode districtUB1
BoroughLondon Borough of Ealing
WardDormers Wells
Latitude51.511611
Longitude-0.364978
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
House
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Mail
Food Standards
Agency
Ofcom
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