Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.53275, -0.45654

UB8 3EX— Colham & Cowley, Hillingdon

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

The family fortress

 

Schools 100%Safety 76/100Transport 9/100Low yield 2.78%

Best for: Families, Owner-occupiers

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

Liveability
47
Safety
76
Schools
100
Transport
9
Environment
48
Investment
39

The bottom line

UB8 3EX offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £583,000 median — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 84 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB8 3EX

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price+12.1% vs London avg
vs London income+4.5% vs London avg
vs London crime+48.0% vs London avg

Deep-dive guides for UB8 3EX

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

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“The family fortress”

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How UB8 3EX 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 · 5 min walk

KS2: 107.0

—

Secondary

Bishopshalt School

Not yet inspected · 3 min walk

P8: +1.06A8: 59.2

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 27 min walk

3 primaries · 3 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 320m

Crime is +48% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 5 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£583,000

Median sale price

Above London median by 12%

£583,000 is 12% above the London median (£520,000)

+4.7%

This year

Semi-detached

Dominant type

Price history

5-year change
+16.0%
Sales (24 months)5
New build0.0%
Avg detached£700,000
Avg semi-detached£576,500
Price per m²£6,111/m²
Price per ft²£568/ft²
Avg floor area99.3 m²

EPC breakdown

C
2%
D
9%
E
2%

Based on 13 properties · Confidence: medium

Street mix

Semi 69%Terraced 3%Detached 28%

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£16,650
First-time buyerFTB
£7,900
Additional propertyBTL/2nd
£34,140

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

£2,916/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£248,250
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, 200 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+6.3%

Total change

+566%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.6%

per year

Acceleration

+3.16

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £75k–£100k · 36 sales

Property Type Mix

Total: 36 sales

Detached27.8%
Semi-detached69.4%
Terraced2.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£88k£134k+53.1%2.8
Post-dot-com plateau2001–2004£177k£360k+103.4%1
Pre-crash peak2005–2007£281k£350k+24.6%2
GFC & correction2011–2012£326k£233k-28.7%1.5
Help-to-Buy recovery2016–2016£510k£510k+0%1
Brexit uncertainty2017–2019£510k£460k-9.8%2
Pandemic surge2021–2021£503k£503k+0%2
Rate-rise correction2022–2022£480k£480k+0%1
Current market2024–2026£635k£583k-8.2%1.7

Price Trajectory by Type

DetachedSemi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.2% alpha

Weakest performer

Detached

-6.6% alpha

Semi-detached-0.2% α
Local
6.1%
District
6.3%
Detached-6.6% α
Local
8.9%
District
15.5%

CAGR over 28yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

59out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing11
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

Uxbridge Underground StationPiccadilly · Metropolitan
27 min walk
Hillingdon Underground StationNational Rail
30 min walk
West Drayton Rail StationElizabeth line · Great Western Railway
34 min walk
Ickenham Underground StationPiccadilly · Metropolitan
42 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
52 min walk
No bus stops within 400m

26

Walkability score

35

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge87 min ↑
Victoria89 min ↑
Waterloo ★84 min
Canary Wharf87 min ↑
City88 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

7

Car parks (800m)

0

EV chargers (800m)

Nearest car park218m
Santander docks (800m)0
Nearest cycle dock15.5 km

Nearby car parks

🅿️
Brunel Sports Area Parking
727m

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: 20.2 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 70%
More green space than 77% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 3.7 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): 1

Landslide susceptibility: Low

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

5

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 809 m
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

2

Restaurants (800m)

1

Cafes (800m)

1

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

14

Sports (1km)

0

Convenience

Nearest supermarketHillingdon Food Centre · 575 m
13 tennis courts

Nightlife (500m)

0

Nightclubs

1

Late-night venues

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

0

Libraries (1km)

0

Cinemas (2km)

761m

Post office

Nearby shops

Choice431 m
Corner Convenience448 m
Rahul Food and Wine673 m
Hillingdon News712 m

Nearby cafes

Starbucks238 m
Cafe Delight532 m
Costa704 m

Nearby restaurants

The Prince of Wales159 m
New Moon House453 m
Beef Belly538 m
Papa'z Peri Peri and Pizza584 m

Nearby pubs

The Turk's Head106 m
The Vine Inn401 m
The Red Lion402 m

Nearby health

West London Medical Centre807 m
Hillingdon Hospital871 m
Acorn Medical Centre1.1 km
Food hygiene (5-star)68% of 37

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

GAMGAM LIMITED

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.

Low gross yield (2.8%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
2.8% (low)London avg: 3.8%Below average yield — bottom 68%
Gentrification score20/100
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

49.9

Price growth score

C
Low

Development pressure

Low

New supply risk

High investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,071m
Crossrail 2 route21,152m

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%
Price vs London+12.1%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
16
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
20
Planning apps (3 years)
8
Local approval rate
65%
Borough approval rate
84%
Historic landfill (400m)
1
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)
13
Largest scheme
14 homes · 100 - 104, 100 - 104, HARLINGTON ROAD, HILLINGDON, UB8 3
Pipeline pressure
NONE

Named schemes (500m)

100 - 104, 100 - 104, HARLINGTON ROAD, HILLINGDON, UB8 314 homes
completed
Land Rear Of Crescent Parade, Land Rear Of Crescent Parade, Uxbridge Road, Hillingdon, UB10 0LG9 homes
completed
47, 47, Harlington Road, Hillingdon, UB8 3HY5 homes
completed
54a, 54a, Copperfield Avenue, Hillingdon, UB8 3NX4 homes
completed
22, 22, Hilliers Avenue, UB8 3JQ3 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 (£583,000)

£16,650

Standard buyer

£7,900

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 3EX

Full postcodeUB8 3EX
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.532751
Longitude-0.456538
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