Dormers Wells · Ealing · Ealing Southall constituency · 51.52253, -0.36219

UB6 9HA— Dormers Wells, Ealing

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

Strong, well-rated schools nearby

 

Schools 100%Safety 78/100Transport 9/100Yield 3.82%

Best for: Families, Owner-occupiers

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Car-dependent area — limited public transport

Liveability
48
Safety
78
Schools
60
Transport
9
Environment
47
Investment
48

The bottom line

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

The catch: 68 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB6 9HA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+2.1% vs London avg
vs London crime-31.0% vs London avg

Deep-dive guides for UB6 9HA

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

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How UB6 9HA 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 · 8 min walk

P8: +0.64A8: 49.9

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Grove House Nursery School & Children's Centre

Not inspected · 17 min walk

6 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

44.8 incidents per 1,000 residents

Better than 67% of London
↑ Rising 983.3%

from a low base — still below London average

-39% vs borough

Crime by type

Violence & sexual offences31%
Other25%
Vehicle crime18%
Anti-social behaviour11%
Burglary11%
Drug offences2%
Theft2%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Southall Fire Station (G24) · 1.5km

Crime is 31% below London average

Property

Prices, sales volume and market trends

Avg floor area93.3 m²

EPC breakdown

C
4%
D
12%
E
2%

Based on 18 properties · Confidence: medium

Street mix

Semi 11%Terraced 89%

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£233,250
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)
RoofPitched, 100 mm loft insulation
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

1996–2021 · CAGR

+7.2%

Total change

+463%

Market Activity

Price Velocity & Acceleration

Current Velocity

+9.4%

per year

Acceleration

+8.93

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 36 sales

Property Type Mix

Total: 36 sales

Semi-detached11.1%
Terraced88.9%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£86k£153k+77.6%1.2
Post-dot-com plateau2001–2004£155k£242k+56.1%2
Pre-crash peak2005–2007£223k£278k+24.7%3.3
GFC & correction2008–2009£250k£262k+4.8%2
Help-to-Buy recovery2013–2016£249k£441k+76.9%1.3
Pandemic surge2020–2021£443k£484k+9.4%2

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+0.1% alpha

Terraced+0.1% α
Local
7.6%
District
7.5%

CAGR over 24yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing2
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
Southall

Nearby stations

Hanwell Rail StationElizabeth line
25 min walk
Southall Rail StationGreat Western Railway · Elizabeth line
27 min walk
SouthallNational Rail
27 min walk
Greenford Underground StationCentral
31 min walk
Northolt Underground StationCentral
36 min walk
No bus stops within 400m

10

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge69 min ↑
Victoria72 min ↑
Waterloo ★68 min
Canary Wharf72 min ↑
City72 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)

1

EV chargers (800m)

Nearest car park499m
Santander docks (800m)0
Nearest cycle dock8.9 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 13.6 km away✗ Not Green Belt✗ Not AONB18% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Syon Park SSSI — 6.3 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): 2

Landslide susceptibility: Medium

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

5 min walk

78%

Recommend GP

78%

Overall GP experience

10

GPs within 1km

2

Dentists within 1km

Nearest hospitalThe Broadway Health Centre · 1.7 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 6.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

61

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Greenford Fish & Chips (779 m)

Nearest supermarketLidl · 967 m
7 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)

836m

Post office

Nearby shops

Shan's News769 m
Delight European Food Store800 m
Halal Meat Centre836 m
Hayyi Food Centre845 m

Nearby cafes

Chaiiwala793 m

Nearby restaurants

Greenford Fish & Chips779 m
Chicken Guys792 m
Chicken City859 m
Greggs866 m

Nearby gyms

Dormers Wells Leisure Centre588 m

Nearby pharmacies

Kings Pharmacy671 m
Roxannes Pharmacy789 m
Day and Night Pharmacy872 m

Nearby health

Mansell Road Practice419 m
Food hygiene (5-star)46% of 22

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
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

DB ELECTRICAL & PLUMBING LTD
ELITA SK LTD
NISH P CONSULTANCY LTD

Investment

Investment grade, yield and market outlook

48

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 score14/100
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

18.4

Price growth score

E
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route18,427m
Crossrail 2 route14,826m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,290 nationally

1,450

Est. population

11,785/km²

56%

Employed

34%

Degree educated

£42,900

Median income

4.8%

Claimant rate

SuburbanHigh densityMixed

54

Community stability

Age profile

23%
19%
21%
21%
16%
Under 1823%
18–3419%
35–4921%
50–6421%
65+16%

Tenure

40%
36%
22%
Own outright40%
Own (mortgage)36%
Private rent22%
Social rent2%
Shared ownership1%

Ethnicity

13%
53%
White British10%
White Other13%
Asian53%
Black10%
Mixed4%
Other10%

Employment & lifestyle

Managerial / professional26%
Routine / semi-routine20%
No car household17%
Unemployed5%
No qualifications21%

Housing tenure (Census 2021)

Private rent22%
Social rent2%

vs. London

Income vs London+2.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Live planning apps (800m)
21
Development activity
high
Residential apps (800m)
4
Commercial apps (800m)
3
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
9
Local approval rate
80%
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
68 homes · Golf Links Community Centre And, Golf Links Community Centre, Golf Links Estate, Osborne Road, Southall, UB1 3LN
Pipeline pressure
NONE

Named schemes (500m)

Lovell Road, Ex-garage court btwn Lovell and Swan Rds,, Lovell Road, Southall, UB1 3LD20 homes
completed
Land Adjacent To, Land adj to, Wallis Road, Southall, UB1 3LA14 homes
completed
46 Princes Avenue, Princes Avenue, Greenford, UB6 9BT3 homes
completed
21, 21, Princes Avenue, Greenford, UB6 9BT2 homes
completed
16, 16, Mansell Road, Greenford, UB6 9EP2 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 9HA

Full postcodeUB6 9HA
Postcode districtUB6
BoroughLondon Borough of Ealing
WardDormers Wells
Latitude51.522533
Longitude-0.362194
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
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