Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.51822, -0.47732

UB8 2HW— Colham & Cowley, Hillingdon

Location and area intelligence for UB8 2HW, Colham & Cowley, Hillingdon

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 25/100Yield 3.81%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
54
Safety
79
Schools
76
Transport
25
Environment
59
Investment
47

The bottom line

UB8 2HW offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: very high noise — check proximity to rail lines; 55 min to waterloo — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB8 2HW

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income+3.6% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for UB8 2HW

🛡️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 UB8 2HW has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rabbsfarm Primary School

Not yet inspected · Inspected Jun 2025 · 4 min walk

KS2: 102.5

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 14 min walk

P8: -0.27A8: 40.7

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.0 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

+5% vs borough

Crime by type

Violence & sexual offences36%
Other22%
Anti-social behaviour14%
Vehicle crime9%
Burglary9%
Drug offences7%
Robbery3%
Theft0%

Road safety

96

Road safety score

4

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.3km

Crime is +21% above London average

Property

Prices, sales volume and market trends

Avg floor area73 m²

EPC breakdown

E
1%

Based on 1 properties · Confidence: very_low

Street mix

Terraced 83%Detached 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 yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£182,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1999–2022 · CAGR

+6.3%

Total change

+312%

Market Activity

Price Velocity & Acceleration

Current Velocity

+107.3%

per year

Acceleration

+88.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £125k–£150k · P75: £450k–£500k · 6 sales

Property Type Mix

Total: 6 sales

Detached16.7%
Terraced83.3%

By decade

1990s

2000s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1999–2000£118k£157k+33.5%1.5
Post-dot-com plateau2003–2003£197k£197k+0%1
Pre-crash peak2005–2005£234k£234k+0%1
Rate-rise correction2022–2022£485k£485k+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 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
West Drayton Rail StationGreat Western Railway line
11.7 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
12 min walk
West DraytonNational Rail
12 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
29 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
39 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
53 min walk
No bus stops within 400m

34

Walkability score

75

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge58 min ↑
Victoria61 min ↑
Waterloo ★55 min
Canary Wharf58 min ↑
City59 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

10

Car parks (800m)

0

EV chargers (800m)

Nearest car park53m
Santander docks (800m)0
Nearest cycle dock16.7 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 5G82%

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: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.5 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 5.0 km

Energy

Solar: 860 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): None recorded

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 yield859.8 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

OTTERFIELD MEDICAL CENTRE

25 OTTERFIELD ROAD, YIEWSLEY, UB7 8PE

8 min walk

86%

Recommend GP

86%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

12

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: George & Dragon (439 m)

Nearest supermarketAldi · 459 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
876 licensed premises in borough425 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1.1km

Post office

Nearby shops

Dhami Wine Store376 m
The Expresso Bakery525 m
Yiewsley Premier Stores531 m
Cowley News531 m

Nearby cafes

Alma Lusa547 m
Lady Marmalade Cafe550 m
Costa898 m
No 461.1 km

Nearby restaurants

Mamma Mia382 m
Afghan Delights387 m
Sizzler Express506 m
Woodys520 m

Nearby pubs

George & Dragon439 m
Waters Edge445 m
De Burgh Arms929 m
Railway Arms981 m

Nearby gyms

PureGym349 m

Nearby pharmacies

Phillips Pharmacy712 m
Yiewsley Pharmacy773 m
Mango Pharmacy1.0 km
Boots1.0 km

Nearby health

Yiewsley Health Centre821 m
Food hygiene (5-star)49% of 45

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

RHD SOLUTIONS LIMITED

Investment

Investment grade, yield and market outlook

47

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London 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 transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

21.4

Price growth score

E
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,297m
Crossrail 2 route21,681m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,971 nationally

1,634

Est. population

8,582/km²

56%

Employed

28%

Degree educated

£43,500

Median income

7.6%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

48

Community stability

Age profile

29%
22%
21%
17%
Under 1829%
18–3422%
35–4921%
50–6417%
65+12%

Tenure

21%
27%
17%
35%
Own outright21%
Own (mortgage)27%
Private rent17%
Social rent35%
Shared ownership0%
Rent free0%

Ethnicity

45%
22%
White British45%
White Other12%
Asian22%
Black11%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine26%
No car household29%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Social rent35%
Private rent17%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
4
Development activity
medium
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
7
Local approval rate
100%
Borough approval rate
84%
Historic landfill (400m)
1
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
25
Largest scheme
251 homes · The Grand Union Office Park, The Grand Union Office Park, Packet Boat Lane, Uxbridge, UB8 2GH
Pipeline pressure
NONE

Named schemes (500m)

FORMER HONEYWELL SITE, FORMER HONEYWELL SITE, TROUT ROAD, YIEWSLEY, UB7218 homes
completed
WEST OF HIGH STREET, NORTH OF TROUT ROAD, WEST OF HIGH STREET, NORTH OF TROUT ROAD, TROUT ROAD, YIEWSLEY, UB7 797 homes
completed
Caxton House, Caxton House, Trout Road, Yiewsley, UB7 7TQ44 homes
completed
PACKET BOAT HOUSE, PACKET BOAT HOUSE, PACKET BOAT LANE, COWLEY, UB8 2JR41 homes
completed
Flc Car Sales, Flc Car Sales, Falling Lane, WEST DRAYTON, UB7 8A30 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
16.7%
Ward turnout
36%
Election year
2022
MP
Danny Beales (Labour)
MP majority
587
Constituency
Uxbridge and South Ruislip

Councillors

Shehryar Ahmad-WallanaConservative
Roy ChamdalConservative
Ekta Rajesh GohilConservative

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Key facts for UB8 2HW

Full postcodeUB8 2HW
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.518221
Longitude-0.477323
Parliamentary constituencyUxbridge and South Ruislip
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
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Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
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