Dormers Wells · Ealing · Ealing Southall constituency · 51.52044, -0.35993

UB6 9BT— Dormers Wells, Ealing

Location and area intelligence for UB6 9BT, Dormers Wells, Ealing

 

Schools 100%Safety 74/100Transport 9/100Yield 3.82%

Best for: Families

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Car-dependent area — limited public transport

Liveability
43
Safety
74
Schools
60
Transport
9
Environment
59
Investment
49

The bottom line

UB6 9BT offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

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

Less suited to Car-free commuters.

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Location

UB6 9BT

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

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

Deep-dive guides for UB6 9BT

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

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How UB6 9BT has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Allenby Primary School

Not yet inspected · 5 min walk

KS2: 105.9

—

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 · 15 min walk

6 primaries · 2 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)

2

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 area90.3 m²

EPC breakdown

C
21%
D
6%
E
4%
F
3%
G
1%

Based on 35 properties · Confidence: high

Street mix

Semi 8%Terraced 75%Flat 17%

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 yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£225,750
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
WallsSolid brick, 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

1995–2022 · CAGR

+7.5%

Total change

+607%

Market Activity

Price Velocity & Acceleration

Current Velocity

+15.6%

per year

Acceleration

+23.72

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £450k–£500k · 24 sales

Property Type Mix

Total: 24 sales

Semi-detached8.3%
Terraced75%
Flat/maisonette16.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£74k£98k+33.3%2
Post-dot-com plateau2001–2004£106k£228k+114.1%1.5
Pre-crash peak2006–2006£240k£240k+0%1
GFC & correction2009–2009£250k£250k+0%1
Help-to-Buy recovery2015–2016£330k£363k+9.8%1.5
Pandemic surge2020–2021£490k£450k-8.2%1
Rate-rise correction2022–2022£520k£520k+0%1

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-2.2% alpha

Terraced-2.2% α
Local
13.8%
District
16%

CAGR over 6yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

13out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Hanwell

Nearby stations

Hanwell Rail StationElizabeth line
22 min walk
HanwellNational Rail
22 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
26 min walk
Greenford Underground StationCentral
33 min walk
West Ealing Rail StationGreat Western Railway · Elizabeth line
36 min walk
No bus stops within 400m

11

Walkability score

29

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge68 min ↑
Victoria70 min ↑
Waterloo ★66 min
Canary Wharf69 min ↑
City69 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 park331m
Santander docks (800m)0
Nearest cycle dock8.7 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 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: 13.4 km away✗ Not Green Belt✗ Not AONB59% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Syon Park SSSI — 6.0 km

Energy

Solar: 857 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

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 yield857.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE MANSELL ROAD PRACTICE

71 MANSELL ROAD, UB6 9EN

7 min walk

78%

Recommend GP

78%

Overall GP experience

8

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

56

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: Chicken Guys (921 m)

Nearest supermarketLidl · 1.0 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)

884m

Post office

Nearby shops

Shan's News916 m
Delight European Food Store916 m
Hayyi Food Centre948 m
Halal Meat Centre950 m

Nearby cafes

Chaiiwala921 m

Nearby restaurants

Chicken Guys921 m
Greenford Fish & Chips922 m
Greggs953 m
Super Chef993 m

Nearby gyms

Dormers Wells Leisure Centre493 m

Nearby pharmacies

Kings Pharmacy416 m
Roxannes Pharmacy921 m
Day and Night Pharmacy1.1 km

Nearby health

Mansell Road Practice588 m
Food hygiene (5-star)46% of 26

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
5
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

A

High street health

Registered businesses

FATEH ROOFING LTD
MIDDX CONSTRUCTION LTD
OPTICAL TECHNIQUES LTD
PALIOS LTD
THE IAR GROUP LTD

Investment

Investment grade, yield and market outlook

49

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
3.8% (average)London avg: 3.8%Above average yield
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

5.5

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,236m
Crossrail 2 route14,579m

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)
15
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
7
Local approval rate
75%
Borough approval rate
24%
Historic landfill (400m)
1
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
Peterhead Court, Peterhead Court, Osborne Road, Southall, UB1 3LN32 homes
completed
St David's Court, Dormers Rise /, St David's Court, Whitecote Road, Southall, UB1 3NW31 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 UB6 9BT

Full postcodeUB6 9BT
Postcode districtUB6
BoroughLondon Borough of Ealing
WardDormers Wells
Latitude51.520443
Longitude-0.359934
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