Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.52676, -0.44260

UB8 3DX— Colham & Cowley, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 100%Safety 80/100Transport 9/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
46
Safety
80
Schools
60
Transport
9
Environment
47
Investment
40

The bottom line

UB8 3DX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families 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 3DX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.3% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for UB8 3DX

🛡️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 3DX has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Hewens Primary School

Not yet inspected · Inspected Jan 2025 · 3 min walk

KS2: 107.3

—

Secondary

Hewens College

Not yet inspected · Inspected May 2025 · 3 min walk

P8: +0.21A8: 42.0

100% of local schools rated Good or Outstanding · based on 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 14 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

66.2 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-12% vs borough

Crime by type

Violence & sexual offences36%
Other25%
Anti-social behaviour12%
Vehicle crime10%
Burglary8%
Theft5%
Drug offences3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 879m

Crime is +2% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale 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)1
New build0.0%
Price per m²£5,254/m²
Price per ft²£488/ft²
Avg floor area90.1 m²

EPC breakdown

C
8%
D
23%
E
14%
F
2%

Based on 47 properties · Confidence: high

Street mix

Semi 77%Terraced 20%Detached 2%Flat 2%

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£225,250
Rebuild cost per m²£2,500/m²

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

Construction era1900-1929
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

+6%

Total change

+474%

Market Activity

Price Velocity & Acceleration

Current Velocity

-0.8%

per year

Acceleration

-17.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £400k–£450k · 48 sales

Property Type Mix

Total: 48 sales

Detached2.1%
Semi-detached77.1%
Terraced20.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£81k£148k+83.3%2.2
Post-dot-com plateau2001–2004£145k£232k+60.6%3.2
Pre-crash peak2006–2007£250k£240k-4%4
GFC & correction2008–2012£245k£251k+2.6%1.3
Help-to-Buy recovery2013–2016£380k£435k+14.5%1
Pandemic surge2020–2021£375k£402k+7.2%2
Rate-rise correction2023–2023£469k£469k+0%2
Current market2025–2025£465k£465k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.5% alpha

Semi-detached-0.5% α
Local
6.5%
District
7%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

50out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
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

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
35 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
38 min walk
Hillingdon Underground StationNational Rail
38 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
41 min walk
Ickenham Underground StationPiccadilly · Metropolitan
49 min walk
No bus stops within 400m

21

Walkability score

28

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

0

Car parks (800m)

0

EV chargers (800m)

Santander docks (800m)0
Nearest cycle dock14.4 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 waterMEDIUM
Medium
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: 19.1 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 46%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 4.7 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

PARKVIEW SURGERY

60 WEST DRAYTON ROAD, UB8 3LA

2 min walk

69%

Recommend GP

69%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

20

Parks (1km)

5

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketHillingdon Food Centre · 617 m

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

0

Cinemas (2km)

393m

Post office

Nearby shops

Hillingdon News479 m
Rahul Food and Wine518 m
Corner Convenience777 m
Choice795 m

Nearby cafes

Costa504 m
Cafe Delight683 m

Nearby restaurants

KFC488 m
King Kebab500 m
Domino's531 m
Gumba581 m

Nearby health

West London Medical Centre758 m
Food hygiene (5-star)42% of 50

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
6
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ADAM STAR TECH LTD.
AHMED HASSAN MOHAMED LTD
AMITOJ CONSTRUCTION LTD
CRUST DEPT. LIMITED
LB’S KERBSIDE AUTOS LTD

+2 more

Investment

Investment grade, yield and market outlook

40

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 months1

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

27

Price growth score

D
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,014m
Crossrail 2 route19,986m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,207 nationally

2,009

Est. population

8,597/km²

57%

Employed

31%

Degree educated

£40,200

Median income

7.0%

Claimant rate

SuburbanHigh densityMixed

44

Community stability

Age profile

28%
21%
20%
18%
13%
Under 1828%
18–3421%
35–4920%
50–6418%
65+13%

Tenure

20%
28%
25%
26%
Own outright20%
Own (mortgage)28%
Private rent25%
Social rent26%
Shared ownership1%
Rent free0%

Ethnicity

34%
36%
White British34%
White Other8%
Asian36%
Black9%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine23%
No car household23%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Social rent26%
Private rent25%

vs. London

Income vs London-4.3%

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)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
18
Planning apps (3 years)
8
Local approval rate
67%
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)
29
Largest scheme
79 homes · LAND AT POLE HILL ALLOTMENTS, LAND AT POLE HILL ALLOTMENTS, MAYFIELD CLOSE, UB10
Pipeline pressure
NONE

Named schemes (500m)

TOOLMASTER, CONNAUGHT WORKS, TOOLMASTER, CONNAUGHT WORKS, UXBRIDGE ROAD, UB10 0NN48 homes
completed
CONNAUGHT ALLOTMENT GARDENS, CONNAUGHT ALLOTMENT GARDENS, NEW ROAD, UB829 homes
completed
ALPHA WORKS, ALPHA WORKS, ALPHA ROAD, STAR ROAD, UB823 homes
completed
MILUPA HOUSE, MILUPA HOUSE, UXBRIDGE ROAD, UB10 0NE14 homes
completed
FORMER ALPHA WORKS, FORMER ALPHA WORKS, ALPHA ROAD, UB1013 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 3DX

Full postcodeUB8 3DX
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.526758
Longitude-0.442599
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