Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.52949, -0.44845

UB8 3AS— Colham & Cowley, Hillingdon

Location and area intelligence for UB8 3AS, Colham & Cowley, Hillingdon

Strong, well-rated schools nearby

 

Schools 100%Safety 76/100Transport 9/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

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

Liveability
46
Safety
76
Schools
95
Transport
9
Environment
44
Investment
41

The bottom line

UB8 3AS 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: 72 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB8 3AS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.5% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for UB8 3AS

🛡️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 3AS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

95

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Hillingdon Primary School

Outstanding · Inspected Feb 2024 · 3 min walk

KS2: 107.0

★★

Secondary

Oak Wood School

Good · Inspected May 2022 · 11 min walk

P8: -0.25A8: 39.2

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 19 min walk

3 primaries · 5 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

95.9 incidents per 1,000 residents

Higher crime than 72% of London
→ Stable

+27% vs borough

Crime by type

Violence & sexual offences31%
Other26%
Anti-social behaviour14%
Vehicle crime13%
Theft7%
Burglary4%
Robbery3%
Drug offences2%

Road safety

94

Road safety score

2

Accidents (5yr)

1

KSI (5yr)

3

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 376m

Crime is +48% 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£6,869/m²
Price per ft²£638/ft²
Avg floor area116.1 m²

EPC breakdown

C
7%
D
16%
E
5%
F
1%

Based on 29 properties · Confidence: medium

Street mix

Semi 8%Terraced 61%Detached 32%

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£290,250
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, no insulation (assumed)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.1%

Total change

+688%

Market Activity

Price Velocity & Acceleration

Current Velocity

-9.4%

per year

Acceleration

-64.72

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £600k–£700k · P75: £175k–£200k · 36 sales

Property Type Mix

Total: 36 sales

Detached33.3%
Semi-detached8.3%
Terraced58.3%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£92k£123k+33.7%1.4
Post-dot-com plateau2001–2003£130k£191k+47.1%2
Pre-crash peak2005–2007£250k£344k+37.4%1.5
GFC & correction2008–2011£250k£295k+18%2
Help-to-Buy recovery2016–2016£465k£465k+0%1
Brexit uncertainty2018–2018£548k£548k+0%2
Pandemic surge2020–2021£450k£480k+6.7%3
Rate-rise correction2022–2023£639k£515k-19.4%1.5
Current market2024–2025£800k£725k-9.4%1

Price Trajectory by Type

DetachedTerraced

Per-type alpha vs district

Best performer

Detached

+3.7% alpha

Weakest performer

Terraced

+1.3% alpha

Detached+3.7% α
Local
1.6%
District
-2.1%
Terraced+1.3% α
Local
7%
District
5.7%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

46out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
Trend Position10

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections

Nearby stations

Hillingdon Underground StationNational Rail
34 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
34 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
35 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
44 min walk
Ickenham Underground StationPiccadilly · Metropolitan
45 min walk
No bus stops within 400m

45

Walkability score

26

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge75 min ↑
Victoria77 min ↑
Waterloo ★72 min
Canary Wharf75 min ↑
City76 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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park500m
Santander docks (800m)0
Nearest cycle dock14.9 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 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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.6 km away✗ Not Green Belt✗ Not AONB7% green spaceTree canopy: 10%
Below average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 4.2 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 yield860.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WEST LONDON MEDICAL CENTRE

20 PIELD HEATH ROAD, UB8 3NG

8 min walk

68%

Recommend GP

68%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

5

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 961 m
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

12

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

4

Convenience

No pubs within 400m — nearest: The Turk's Head (566 m)

Nearest supermarketHillingdon Food Centre · 129 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)

184m

Post office

Nearby shops

Rahul Food and Wine76 m
Hillingdon News86 m
Corner Convenience292 m
Choice308 m

Nearby cafes

Costa122 m
Cafe Delight208 m
Starbucks478 m

Nearby restaurants

Domino's76 m
King Kebab78 m
KFC84 m
Gumba135 m

Nearby pubs

The Turk's Head566 m

Nearby health

West London Medical Centre539 m
Food hygiene (5-star)52% of 64

Business

Local businesses registered here

Active businesses
19
New (last 12 months)
7
Dissolved (last 12 months)
0
Industry diversity
15
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

AFNAN ACCOUNTANTS LTD
ALUKIN LTD
BRICKFORGE LTD
BTDT COFFEE LIMITED
CALL ME CARE LTD

+14 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 score16/100
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 owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

34.6

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,459m
Crossrail 2 route20,486m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 14,242 nationally

1,939

Est. population

6,863/km²

59%

Employed

35%

Degree educated

£43,900

Median income

4.2%

Claimant rate

SuburbanMedium densityMixed

48

Community stability

Age profile

27%
19%
23%
16%
15%
Under 1827%
18–3419%
35–4923%
50–6416%
65+15%

Tenure

32%
32%
29%
Own outright32%
Own (mortgage)32%
Private rent29%
Social rent7%
Shared ownership0%

Ethnicity

35%
39%
White British35%
White Other11%
Asian39%
Black5%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional29%
Routine / semi-routine21%
No car household20%
Unemployed4%
No qualifications19%

Housing tenure (Census 2021)

Private rent29%
Social rent7%

vs. London

Income vs London+4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
9
Local approval rate
68%
Borough approval rate
84%
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)
32
Largest scheme
79 homes · LAND AT POLE HILL ALLOTMENTS, LAND AT POLE HILL ALLOTMENTS, MAYFIELD CLOSE, UB10
Pipeline pressure
NONE

Named schemes (500m)

STILWELL AND BELLE VUE HOUSES, STILWELL AND BELLE VUE HOUSES, BANCROFT CLOSE, UB826 homes
completed
ALPHA WORKS, ALPHA WORKS, ALPHA ROAD, STAR ROAD, UB823 homes
completed
LAND AT HEATHWAY ENGINEERING WORKS, LAND AT HEATHWAY ENGINEERING WORKS, UXBRIDGE ROAD, UB1020 homes
completed
FORMER ALPHA WORKS, FORMER ALPHA WORKS, ALPHA ROAD, UB1013 homes
completed
STILWELL HOUSE, STILWELL HOUSE, BARNCROFT CLOSE, UB813 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 3AS

Full postcodeUB8 3AS
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.529488
Longitude-0.448445
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