Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.52761, -0.44793

UB8 3EL— Colham & Cowley, Hillingdon

Location and area intelligence for UB8 3EL, 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

Compare areas

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

Liveability
43
Safety
80
Schools
100
Transport
9
Environment
44
Investment
39

The bottom line

UB8 3EL 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.

Check your dealbreakers

Toggle the things that matter to you — see how UB8 3EL scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how UB8 3EL meets your needs.

Location

UB8 3EL

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.3% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for UB8 3EL

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare UB8 3EL with:

Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

Share:WhatsAppShare on X

How UB8 3EL has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

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

Primary

Hillingdon Primary School

Outstanding · Inspected Feb 2024 · 6 min walk

KS2: 107.0

—

Secondary

Hewens College

Not yet inspected · Inspected May 2025 · 7 min walk

P8: +0.51A8: 55.3

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 · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.9 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

-6% vs borough

Crime by type

Anti-social behaviour28%
Other26%
Violence & sexual offences22%
Theft8%
Vehicle crime8%
Burglary7%
Drug offences1%
Robbery1%

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 566m

Crime is +9% 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£6,658/m²
Price per ft²£619/ft²
Avg floor area77.4 m²

EPC breakdown

C
3%
D
15%
E
2%

Based on 20 properties · Confidence: medium

Street mix

Semi 100%

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£193,500
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, 200 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

+7.3%

Total change

+735%

Market Activity

Price Velocity & Acceleration

Current Velocity

+3.6%

per year

Acceleration

+3.60

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £500k–£600k · 18 sales

Property Type Mix

Total: 18 sales

Semi-detached100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£62k£104k+68.5%1.5
Post-dot-com plateau2003–2004£191k£203k+6.4%1.5
Pre-crash peak2005–2007£200k£230k+15%1
GFC & correction2009–2011£245k£220k-10.2%1
Brexit uncertainty2017–2017£511k£511k+0%1
Pandemic surge2021–2021£500k£500k+0%1
Rate-rise correction2023–2023£500k£500k+0%1
Current market2025–2025£518k£518k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+0.6% alpha

Semi-detached+0.6% α
Local
16.4%
District
15.8%

CAGR over 7yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

63out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75
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
32 min walk
Hillingdon Underground StationNational Rail
36 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
37 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
41 min walk
Ickenham Underground StationPiccadilly · Metropolitan
48 min walk
No bus stops within 400m

39

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park686m
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 AONB8% green spaceTree canopy: 16%
Below average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 4.4 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

6 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 · 935 m
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

14

Parks (1km)

8

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Turk's Head (721 m)

Nearest supermarketHillingdon Food Centre · 340 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)

273m

Post office

Nearby shops

Hillingdon News255 m
Rahul Food and Wine273 m
Corner Convenience499 m
Choice515 m

Nearby cafes

Costa299 m
Cafe Delight419 m
Starbucks666 m

Nearby restaurants

KFC260 m
King Kebab264 m
Domino's279 m
Gumba342 m

Nearby pubs

The Turk's Head721 m

Nearby health

West London Medical Centre432 m
Food hygiene (5-star)48% of 60

Business

Local businesses registered here

Active businesses
14
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

ADS FACADES LTD
AMEERI SERVICES LTD
ASSI CONSTRUCTION LTD
BAUCEM LTD
BEST CARE 4 YOU LTD

+9 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
3.8% (average)London avg: 3.8%Above average yield
Gentrification score13/100
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 / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

23.2

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,393m
Crossrail 2 route20,358m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,637 nationally

1,651

Est. population

8,245/km²

54%

Employed

28%

Degree educated

£40,200

Median income

5.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

40

Community stability

Age profile

27%
22%
23%
17%
Under 1827%
18–3422%
35–4923%
50–6417%
65+11%

Tenure

16%
23%
29%
31%
Own outright16%
Own (mortgage)23%
Private rent29%
Social rent31%
Shared ownership1%
Rent free0%

Ethnicity

41%
26%
White British41%
White Other11%
Asian26%
Black10%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine22%
No car household30%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Social rent31%
Private rent29%

vs. London

Income vs London-4.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
8
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
9
Local approval rate
71%
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)

LITTLE LONDON NURSERY, LITTLE LONDON NURSERY, HARLINGTON ROAD, UB8 367 homes
completed
MIDDLESEX LODGE, 189, MIDDLESEX LODGE, 189, HARLINGTON ROAD, UB833 homes
completed
LAND AT REAR AND SIDE OF MIDDLESEX LODGE, 189, LAND AT REAR AND SIDE OF MIDDLESEX LODGE, 189, HARLINGTON ROAD, UB832 homes
completed
MIDDLESEX LODGE, 189, MIDDLESEX LODGE, 189, HARLINGTON ROAD, UXBRIDGE, UB8 3JB30 homes
completed
STILWELL AND BELLE VUE HOUSES, STILWELL AND BELLE VUE HOUSES, BANCROFT CLOSE, UB826 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

Live in UB8 3EL? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for UB8 3EL.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

Similar postcodes

Frequently asked questions

📍 Track UB8 3EL

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for UB8 3EL

Full postcodeUB8 3EL
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.527611
Longitude-0.447932
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