Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.52381, -0.48491

UB8 2LF— Colham & Cowley, Hillingdon

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

 

Safety 53/100Transport 9/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Most buyers

Compare areas

Car-dependent area — limited public transport

Liveability
34
Safety
53
Schools
—
Transport
9
Environment
45
Investment
41

The bottom line

UB8 2LF offers fast broadband — strong value for Most buyers who can accept its trade-offs.

The catches: high noise levels nearby and 67 min to waterloo — above average for this zone.

Less suited to Families.

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Location

UB8 2LF

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: PoorInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime+263.0% vs London avg

Deep-dive guides for UB8 2LF

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

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How UB8 2LF has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

—

Primary

Cowley St Laurence CofE Primary School

Not yet inspected · 6 min walk

KS2: 104.1

—

Secondary

Uxbridge High School

Not yet inspected · Inspected Nov 2024 · 21 min walk

P8: +0.18A8: 46.3

Childcare

★★

Childcare

McMillan Nursery School

Good · 42 min walk

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

Safety

13 Jul

Crime rates and local incidents

Medium crime

235.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+213% vs borough

Crime by type

Other33%
Violence & sexual offences27%
Anti-social behaviour21%
Drug offences9%
Vehicle crime6%
Burglary2%
Robbery2%
Theft0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

3

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.5km

Crime is +263% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

UB8 district median

£425,000

Based on 168 sales from postcodes with sufficient data

Price history

Sales (24 months)2
New build0.0%
Price per m²£4,035/m²
Price per ft²£375/ft²
Avg floor area50.9 m²

EPC breakdown

B
4%
C
14%
D
8%
E
4%

Based on 30 properties · Confidence: high

Street mix

Semi 8%Terraced 20%Flat 72%

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 yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£127,250
Rebuild cost per m²£2,500/m²

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

Construction era1983-1990
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,661
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1998–2024 · CAGR

+6%

Total change

+350%

Market Activity

Price Velocity & Acceleration

Current Velocity

-29.1%

per year

Acceleration

-76.03

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £125k–£150k · 66 sales

Property Type Mix

Total: 66 sales

Semi-detached7.6%
Terraced22.7%
Flat/maisonette69.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1998–1999£56k£74k+33.3%5
Post-dot-com plateau2001–2004£92k£164k+78.3%4
Pre-crash peak2005–2007£155k£275k+77.3%4
GFC & correction2008–2012£160k£175k+9.4%2.3
Help-to-Buy recovery2014–2016£175k£271k+54.6%2.7
Brexit uncertainty2017–2019£243k£245k+1%2
Pandemic surge2020–2021£260k£240k-7.7%1.5
Rate-rise correction2023–2023£353k£353k+0%2
Current market2024–2024£250k£250k+0%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+7.1% alpha

Weakest performer

Flat/maisonette

+0.2% alpha

Terraced+7.1% α
Local
18.3%
District
11.2%
Flat/maisonette+0.2% α
Local
6%
District
5.8%

CAGR over 8yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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
West Drayton Rail StationGreat Western Railway line
21.2 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
22 min walk
West DraytonNational Rail
22 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
28 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
32 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
52 min walk
No bus stops within 400m

12

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge70 min ↑
Victoria72 min ↑
Waterloo ★67 min
Canary Wharf71 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

13

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)7
Nearest car park145m
Santander docks (800m)0
Nearest cycle dock17.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

43%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed272 Mbps
Median download266 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 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: 22.1 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 25%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 4.4 km

Energy

Solar: 860 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: CLAY, SILT AND SAND

Subsidence risk: Medium

Shrink-swell: Medium

Running sand risk: Low

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Elevated

Cost band

Low

Flood risk

Medium

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

CHURCH ROAD SURGERY

4A CHURCH ROAD, COWLEY, UB8 3NA

11 min walk

72%

Recommend GP

72%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

49

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Waters Edge (446 m)

Nearest supermarketLidl · 1.3 km

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)

550m

Post office

Nearby shops

Tesco Express278 m
Nagpal Food, Wines & Spirits298 m
Cowley News308 m
The Expresso Bakery313 m

Nearby cafes

Lady Marmalade Cafe293 m

Nearby restaurants

Cowley Fish Bar284 m
Lee Garden288 m
Theo's Cafe & Deli362 m
Karma Lounge434 m

Nearby pubs

Waters Edge446 m
The Malt Shovel661 m
The 3 Steps687 m
The Crown826 m

Nearby pharmacies

Mango Pharmacy386 m
Food hygiene (5-star)50% of 28

Business

Local businesses registered here

Active businesses
10
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
8
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

A&E PAINTING AND DECORATING LTD.
ARISE AND SHINE CARE SERVICES LTD
BRAR GROUP LIMITED
CATALIN TEACA LIMITED
COCO RICO TRANS LTD

+5 more

Investment

Investment grade, yield and market outlook

41

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
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

31.8

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,884m
Crossrail 2 route22,436m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,038 nationally

1,981

Est. population

5,841/km²

62%

Employed

35%

Degree educated

£43,500

Median income

5.1%

Claimant rate

SuburbanMedium densityEstablished mixed

40

Community stability

Age profile

21%
29%
22%
16%
Under 1821%
18–3429%
35–4922%
50–6416%
65+13%

Tenure

19%
27%
29%
19%
Own outright19%
Own (mortgage)27%
Private rent30%
Social rent19%
Shared ownership6%
Rent free0%

Ethnicity

52%
20%
White British52%
White Other13%
Asian20%
Black8%
Mixed5%
Other4%

Employment & lifestyle

Managerial / professional31%
Routine / semi-routine21%
No car household33%
Unemployed5%
No qualifications20%

Housing tenure (Census 2021)

Private rent29%
Social rent19%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Planning apps (12 months)
1
Planning apps (3 years)
3
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)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
4
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)

The Grand Union Office Park, The Grand Union Office Park, Packet Boat Lane, Uxbridge, UB8 2GH251 homes
completed
LAND NORTH OF TIMBER YARD, LAND NORTH OF TIMBER YARD, SEFTON WAY, UB8 2LH43 homes
completed
OLD MILL HOUSE ESTATE, OLD MILL HOUSE ESTATE, OLD MILL LANE, COWLEY, UB8 2HB21 homes
completed
NINE ELMS ESTATE, NINE ELMS ESTATE, SEFTON WAY, UB820 homes
completed
Northern part of development at OLD MILL HOUSE ESTATE, Northern part of development at OLD MILL HOUSE ESTATE, OLD MILL LANE, COWLEY, UB8 2HB8 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 2LF

Full postcodeUB8 2LF
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.523814
Longitude-0.484906
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
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey