Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.51861, -0.44773

UB8 3DN— Colham & Cowley, Hillingdon

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

London's quiet achiever

 

Schools 50%Safety 81/100Transport 9/100Low yield 3.27%

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
44
Safety
81
Schools
30
Transport
9
Environment
72
Investment
39

The bottom line

UB8 3DN offers low crime and fast broadband at £495,000 median — strong value for Owner-occupiers who can accept its trade-offs.

The catch: 71 min to waterloo — above average for this zone.

Less suited to Families.

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Location

UB8 3DN

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-4.8% vs London avg
vs London income-6.4% vs London avg
vs London crime-1.0% vs London avg

Deep-dive guides for UB8 3DN

🛡️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 3DN has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Wood End Park Academy

Not yet inspected · 8 min walk

KS2: 107.0

—

Secondary

Hewens College

Not yet inspected · Inspected May 2025 · 15 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 · 9 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

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.5km

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.

£495,000

Median sale price

5% below London median

£495,000 is 5% below the London median (£520,000)

-27.4%

This year

Semi-detached

Dominant type

Price history

5-year change
+7.1%
Sales (24 months)6
New build0.0%
Avg semi-detached£492,500
Avg terraced£505,000
Price per m²£5,763/m²
Price per ft²£535/ft²
Avg floor area87.3 m²

EPC breakdown

C
5%
D
22%
E
8%
F
1%
G
1%

Based on 37 properties · Confidence: high

Street mix

Semi 92%Terraced 8%

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£12,250
First-time buyerFTB
£3,500
Additional propertyBTL/2nd
£27,100

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

12.6×

Price-to-income

£2,476/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£218,250
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, 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

1997–2026 · CAGR

+5.8%

Total change

+418%

Market Activity

Price Velocity & Acceleration

Current Velocity

-13.7%

per year

Acceleration

+1.38

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £175k–£200k · 66 sales

Property Type Mix

Total: 66 sales

Semi-detached92.4%
Terraced7.6%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£82k£131k+59.8%1.2
Post-dot-com plateau2001–2004£145k£215k+48.3%3.2
Pre-crash peak2005–2007£210k£259k+23.2%5.3
GFC & correction2008–2012£180k£225k+25.3%2.2
Help-to-Buy recovery2013–2016£250k£517k+106.8%1
Brexit uncertainty2017–2019£425k£440k+3.5%2
Pandemic surge2020–2021£408k£462k+13.4%2.5
Rate-rise correction2022–2023£450k£423k-6%1
Current market2024–2026£580k£425k-26.7%2

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.7% alpha

Semi-detached-0.7% α
Local
5.4%
District
6.1%

CAGR over 27yr 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 Timing2
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
23.4 min walk
West Drayton

Nearby stations

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

11

Walkability score

18

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge74 min ↑
Victoria77 min ↑
Waterloo ★71 min
Canary Wharf72 min ↑
City74 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park592m
Santander docks (800m)0
Nearest cycle dock14.7 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 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: 13%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 5.4 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

12 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 · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

18

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

0

Convenience

Nearest supermarketHillingdon Food Centre · 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)

1.2km

Post office

Nearby cafes

Costa747 m

Nearby restaurants

Greggs741 m
Subway751 m

Nearby gyms

Nuffield Health Fitness & Wellbeing710 m

Nearby health

West London Medical Centre889 m
Food hygiene (5-star)63% of 16

Business

Local businesses registered here

Active businesses
9
New (last 12 months)
1
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

ART.DESIGN INTERIORS UK LTD
ASK SHOP FITTER LIMITED
GRACE FILMS LTD
HAYES MOTORS LTD
RASU LAKE LTD

+4 more

Investment

Investment grade, yield and market outlook

39

Investment score

Weak

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
3.3% (average)London avg: 3.8%Below average yield — bottom 56%
Gentrification score16/100
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 owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

34.8

Price growth score

D
Low

Development pressure

Low

New supply risk

Confirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,257m
Crossrail 2 route19,882m

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-4.8%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
9
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
6
Local approval rate
57%
Borough approval rate
84%
Historic landfill (400m)
3
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)
1
Largest scheme
67 homes · LITTLE LONDON NURSERY, LITTLE LONDON NURSERY, HARLINGTON ROAD, UB8 3
Pipeline pressure
NONE

Named schemes (500m)

HUBBARDS FARM, HUBBARDS FARM, WEST DRAYTON ROAD, UB849 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
107, 107, West Drayton Road, Uxbridge, UB8 3LE5 homes
completed
Lesser Barn, Lesser Barn, Hubbards Close, Hillingdon, UB8 3HB2 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 (£495,000)

£12,250

Standard buyer

£3,500

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 3DN

Full postcodeUB8 3DN
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.518607
Longitude-0.447734
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