Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.52225, -0.48197

UB8 2LJ— Colham & Cowley, Hillingdon

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

 

Schools 100%Safety 53/100Transport 11/100~4% yield · indicativeOnly 4 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
45
Safety
53
Schools
60
Transport
11
Environment
59
Investment
43

The bottom line

UB8 2LJ offers exceptional schools (100% Good/Outstanding) and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catches: 67 min to waterloo — above average for this zone and 4 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Families.

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Location

UB8 2LJ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumEstablished mixed
Buyer fit: GoodInvestment 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 2LJ

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

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How UB8 2LJ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

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 · 22 min walk

P8: +0.18A8: 46.3

100% of local schools rated Good or Outstanding · based on 5 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 40 min walk

2 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)

3

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

4

Incidents (5yr)

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

Crime is +263% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£2,396/m²
Price per ft²£223/ft²
Avg floor area35.9 m²

EPC breakdown

B
14%
C
32%
D
13%
E
3%

Based on 62 properties · Confidence: high

Street mix

Semi 2%Terraced 11%Flat 87%

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£89,750
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

1995–2026 · CAGR

+1.6%

Total change

+63%

Market Activity

Price Velocity & Acceleration

Current Velocity

-7.8%

per year

Acceleration

-11.26

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £100k–£125k · 95 sales

Property Type Mix

Total: 95 sales

Semi-detached2.1%
Terraced13.7%
Flat/maisonette84.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£51k£57k+10.8%1.4
Post-dot-com plateau2001–2004£73k£85k+16.1%4.8
Pre-crash peak2005–2007£86k£106k+23.7%5
GFC & correction2008–2012£90k£61k-32.4%3.8
Help-to-Buy recovery2013–2016£110k£97k-11.6%2.5
Brexit uncertainty2017–2019£125k£113k-10%3
Pandemic surge2020–2021£124k£104k-16.4%4
Rate-rise correction2022–2023£85k£183k+114.7%2
Current market2024–2026£87k£83k-4.6%1.3

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+-2.5% alpha

Weakest performer

Flat/maisonette

-3.5% alpha

Terraced-2.5% α
Local
13.6%
District
16.1%
Flat/maisonette-3.5% α
Local
1.1%
District
4.6%

CAGR over 4yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

64out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume53
Seasonal Timing4
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
18.2 min walk
West Drayton

Nearby stations

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

21

Walkability score

33

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 park303m
Santander docks (800m)0
Nearest cycle dock17.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

96%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed485 Mbps
Median download444 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: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.9 km away✗ Not Green Belt✗ Not AONB10% green spaceTree canopy: 70%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 4.6 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 · 1.5 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

51

Parks (1km)

9

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

4

Convenience

Nearest supermarketAldi · 1.0 km

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

661m

Post office

Nearby shops

Nagpal Food, Wines & Spirits60 m
Cowley News60 m
The Expresso Bakery61 m
Tesco Express392 m

Nearby cafes

Lady Marmalade Cafe61 m

Nearby restaurants

Lee Garden63 m
Cowley Fish Bar65 m
Mamma Mia421 m
Afghan Delights422 m

Nearby pubs

Waters Edge265 m
The 3 Steps840 m
The Malt Shovel871 m
The Crown976 m

Nearby gyms

PureGym897 m

Nearby pharmacies

Mango Pharmacy508 m
Food hygiene (5-star)54% of 26

Business

Local businesses registered here

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

High street

E

High street health

Investment

Investment grade, yield and market outlook

43

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months2

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

17/100

Velocity score

Future outlook

39.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,663m
Crossrail 2 route22,175m

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)
5
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
9
Local approval rate
100%
Borough approval rate
84%
Historic landfill (400m)
2
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
5
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
PACKET BOAT HOUSE, PACKET BOAT HOUSE, PACKET BOAT LANE, COWLEY, UB8 2JR41 homes
completed
NINE ELMS ESTATE, NINE ELMS ESTATE, SEFTON WAY, UB820 homes
completed
LAND FORMING PART OF , 1, LAND FORMING PART OF , 1, MAYGOODS VIEW, HIGH STREET, COWLEY, UB8 2HG3 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 2LJ

Full postcodeUB8 2LJ
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.522247
Longitude-0.481974
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