Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.51961, -0.44833

UB8 3DL— Colham & Cowley, Hillingdon

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

London's quiet achiever

 

Schools 50%Safety 81/100Transport 9/100Low yield 3.10%

Best for: Owner-occupiers

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Car-dependent area — limited public transport

Liveability
42
Safety
81
Schools
30
Transport
9
Environment
72
Investment
41

The bottom line

UB8 3DL offers low crime and fast broadband at £522,500 median — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 72 min to waterloo — above average for this zone.

Less suited to Families.

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Location

UB8 3DL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: CautiousRisk: Low

London Benchmarks

vs London avg price+0.5% vs London avg
vs London income-6.4% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for UB8 3DL

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How UB8 3DL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Wood End Park Academy

Not yet inspected · 9 min walk

KS2: 107.0

—

Secondary

Hewens College

Not yet inspected · Inspected May 2025 · 14 min walk

P8: +0.21A8: 42.0

50% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

McMillan Nursery School

Good · 10 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

64.2 incidents per 1,000 residents

Better than 51% of London
→ Stable

-15% vs borough

Crime by type

Violence & sexual offences32%
Other28%
Anti-social behaviour16%
Vehicle crime12%
Drug offences6%
Theft3%
Robbery3%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.4km

Crime is 1% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£522,500

Median sale price

Above London median by 0%

£522,500 is 0% above the London median (£520,000)

-13.2%

This year

Semi-detached

Dominant type

Price history

5-year change
-5.0%
Sales (24 months)6
New build0.0%
Avg detached£560,000
Avg semi-detached£522,500
Avg terraced£490,000
Price per m²£6,076/m²
Price per ft²£564/ft²
Avg floor area85.8 m²

EPC breakdown

C
1%
D
18%
E
6%

Based on 25 properties · Confidence: medium

Street mix

Semi 81%Terraced 5%Detached 7%Flat 7%

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

Stamp duty

Standard buyer£13,625
First-time buyerFTB
£4,875
Additional propertyBTL/2nd
£29,300

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

13.3×

Price-to-income

£2,614/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£214,500
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 £1,869
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+7.5%

Total change

+769%

Market Activity

Price Velocity & Acceleration

Current Velocity

-1.9%

per year

Acceleration

-1.06

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £400k–£450k · 40 sales

Property Type Mix

Total: 40 sales

Detached7.5%
Semi-detached80%
Terraced5%
Flat/maisonette7.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£59k£119k+101.7%1.2
Post-dot-com plateau2001–2004£150k£195k+30%1.5
Pre-crash peak2005–2007£232k£270k+16.4%2
GFC & correction2010–2012£300k£283k-5.8%1.3
Help-to-Buy recovery2015–2016£365k£425k+16.4%1.5
Brexit uncertainty2018–2018£421k£421k+0%2
Pandemic surge2020–2021£438k£550k+25.7%2.5
Rate-rise correction2022–2023£574k£527k-8.2%1.5
Current market2024–2025£523k£513k-1.9%3

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0% alpha

Semi-detached+0% α
Local
6.6%
District
6.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

41out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume15
Seasonal Timing0
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
23.7 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
25 min walk
West DraytonNational Rail
25 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
33 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
45 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
47 min walk
No bus stops within 400m

7

Walkability score

12

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

4

Car parks (800m)

0

EV chargers (800m)

Nearest car park629m
Santander docks (800m)0
Nearest cycle dock14.8 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 19.5 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 16%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 5.2 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

10 min walk

68%

Recommend GP

68%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.1 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

16

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: Greggs (860 m)

Nearest supermarketHillingdon Food Centre · 1.2 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)

1.1km

Post office

Nearby shops

Hillingdon News1.1 km
Rahul Food and Wine1.2 km

Nearby cafes

Costa866 m

Nearby restaurants

Greggs860 m
Subway870 m
KFC1.1 km
King Kebab1.2 km

Nearby gyms

Nuffield Health Fitness & Wellbeing829 m

Nearby health

West London Medical Centre770 m
Food hygiene (5-star)40% of 10

Business

Local businesses registered here

Active businesses
15
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
9
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

AJ REALTY LIMITED
ALL BUILD LONDON LTD
AS FOOD & WINE LTD
ASHVEEN PROPERTIES LTD
GG555 CARE AND PROPERTY MANAGEMENT LIMITED

+10 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
3.1% (average)London avg: 3.8%Below average yield — bottom 60%
Gentrification score12/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months4

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

33/100

Velocity score

Future outlook

24

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,310m
Crossrail 2 route19,970m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 10,908 nationally

1,870

Est. population

4,166/km²

57%

Employed

34%

Degree educated

£39,300

Median income

3.6%

Claimant rate

SuburbanMedium densityMixed

49

Community stability

Age profile

26%
20%
21%
17%
16%
Under 1826%
18–3420%
35–4921%
50–6417%
65+16%

Tenure

25%
33%
20%
21%
Own outright25%
Own (mortgage)33%
Private rent20%
Social rent21%
Shared ownership1%

Ethnicity

41%
31%
White British41%
White Other9%
Asian31%
Black9%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional30%
Routine / semi-routine22%
No car household24%
Unemployed5%
No qualifications22%

Housing tenure (Census 2021)

Social rent21%
Private rent20%

vs. London

Income vs London-6.4%
Price vs London+0.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
10
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
8
Local approval rate
57%
Borough approval rate
84%
Historic landfill (400m)
4
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)
2
Largest scheme
69 homes · GOULD'S GREEN SITES A & B, ADJACENT, GOULD'S GREEN SITES A & B, ADJACENT, STOCKLEY ROAD, PARK VIEW ROAD, UB8
Pipeline pressure
NONE

Named schemes (500m)

LITTLE LONDON NURSERY, LITTLE LONDON NURSERY, HARLINGTON ROAD, UB8 367 homes
completed
HUBBARDS FARM, HUBBARDS FARM, WEST DRAYTON ROAD, UB849 homes
completed
MOORCROFT, MOORCROFT, HARLINGTON ROAD, HILLINGDON, UB8 3HD24 homes
completed
THE PEAR TREE PUBLIC HOUSE, THE PEAR TREE PUBLIC HOUSE, GOULDS GREEN, UB816 homes
completed
Greater Barn, Greater Barn, Hubbards Close, West Drayton, UB8 3HB7 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£522,500)

£13,625

Standard buyer

£4,875

First-time buyer

Save £8,750

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB8 3DL

Full postcodeUB8 3DL
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.519613
Longitude-0.448334
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