Dormers Wells · Ealing · Ealing Southall constituency · 51.52030, -0.35619

UB6 9BX— Dormers Wells, Ealing

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

 

Schools 100%Safety 74/100Transport 11/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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

Liveability
43
Safety
74
Schools
90
Transport
11
Environment
57
Investment
40

The bottom line

UB6 9BX 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 9BX

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 9BX

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

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How UB6 9BX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Stanhope Primary School

Good · Inspected Sept 2023 · 9 min walk

KS2: 108.3

—

Secondary

The Cardinal Wiseman Catholic School

Not yet inspected · 8 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 · 18 min walk

5 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)

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.6km

Crime is 0% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

UB6 district median

£492,500

Based on 102 sales from postcodes with sufficient data

Price history

Sales (24 months)3
New build0.0%
Price per m²£4,433/m²
Price per ft²£412/ft²
Avg floor area72.5 m²

EPC breakdown

C
6%
D
25%
E
2%

Based on 33 properties · Confidence: high

Street mix

Terraced 51%Flat 49%

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 yield857 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£181,250
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

1996–2026 · CAGR

+4%

Total change

+224%

Market Activity

Price Velocity & Acceleration

Current Velocity

-44.3%

per year

Acceleration

-27.59

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £50k–£75k · P75: £200k–£250k · 42 sales

Property Type Mix

Total: 42 sales

Terraced50%
Flat/maisonette50%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£53k£79k+50.5%1.6
Post-dot-com plateau2001–2003£88k£127k+43.8%2.7
Pre-crash peak2005–2007£165k£183k+10.9%1.7
GFC & correction2008–2010£208k£206k-0.5%1.3
Help-to-Buy recovery2013–2016£265k£259k-2.5%2.3
Brexit uncertainty2017–2019£295k£400k+35.6%1
Pandemic surge2020–2020£372k£372k+0%2
Rate-rise correction2022–2022£386k£386k+0%1
Current market2024–2026£366k£170k-53.6%1.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.5% alpha

Weakest performer

Terraced

+0.3% alpha

Flat/maisonette+0.5% α
Local
7.4%
District
6.9%
Terraced+0.3% α
Local
6.4%
District
6.1%

CAGR over 15yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Trend Position100

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
18.5 min walk
Hanwell

Nearby stations

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

13

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 park117m
Santander docks (800m)0
Nearest cycle dock8.5 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed490 Mbps
Median download446 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 waterLOW
Low
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: 13.1 km away✗ Not Green Belt✗ Not AONB51% green spaceTree canopy: 70%
More green space than 96% of London

Nearest SSSI: Syon Park SSSI — 5.9 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

8 min walk

78%

Recommend GP

78%

Overall GP experience

8

GPs within 1km

2

Dentists within 1km

Nearest hospitalEaling Hospital · 1.6 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

41

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

3

Convenience

No restaurants within 800m — nearest: Greggs (869 m)

Nearest supermarketLidl · 868 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)

771m

Post office

Nearby shops

Delight European Food Store863 m
Hayyi Food Centre880 m
Halal Meat Centre892 m
Shan's News895 m

Nearby cafes

Chaiiwala878 m

Nearby restaurants

Greggs869 m
Chicken Guys880 m
Super Chef889 m
Greenford Fish & Chips895 m

Nearby gyms

Dormers Wells Leisure Centre708 m

Nearby pharmacies

Kings Pharmacy196 m
Roxannes Pharmacy884 m

Nearby health

Mansell Road Practice629 m
Food hygiene (5-star)70% of 20

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
0
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

28QAG LTD
CAIRO ONE LIMITED
EZEE COURIERS LTD
GREATWAY FOOD STORE LIMITED
GREATWAY PROPERTIES LTD

+2 more

Investment

Investment grade, yield and market outlook

40

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
Sales last 12 months1

Rental market

Medium

Demand

Medium

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

26.8

Price growth score

D
High

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route17,977m
Crossrail 2 route14,341m

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)
11
Development activity
high
Residential apps (800m)
1
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
3
Planning apps (3 years)
3
Local approval rate
67%
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
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 UB6 9BX

Full postcodeUB6 9BX
Postcode districtUB6
BoroughLondon Borough of Ealing
WardDormers Wells
Latitude51.520300
Longitude-0.356192
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