Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.52737, -0.45277

UB8 3HA— Colham & Cowley, Hillingdon

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

Strong, well-rated schools nearby

 

Schools 75%Safety 80/100Transport 9/100~4% yield · indicativeOnly 2 sales — thin data

Best for: Families

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

Liveability
42
Safety
80
Schools
100
Transport
9
Environment
46
Investment
40

The bottom line

UB8 3HA offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catch: 74 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB8 3HA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment 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 3HA

🛡️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 3HA 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

Bishopshalt School

Not yet inspected · 9 min walk

P8: +1.06A8: 59.2

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 19 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

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 516m

Crime is +9% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 2 sales 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)2
New build0.0%
Price per m²£5,656/m²
Price per ft²£525/ft²
Avg floor area105.6 m²

EPC breakdown

D
10%
E
4%

Based on 14 properties · Confidence: medium

Street mix

Semi 27%Terraced 19%Detached 46%Other 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

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£264,000
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

+4.4%

Total change

+267%

Market Activity

Price Velocity & Acceleration

Current Velocity

-39.2%

per year

Acceleration

-99.36

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £500k–£600k · P75: £250k–£300k · 24 sales

Property Type Mix

Total: 24 sales

Detached50%
Semi-detached29.2%
Terraced20.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£123k£243k+98%1.2
Post-dot-com plateau2001–2003£129k£270k+109.3%1
Pre-crash peak2006–2007£320k£342k+6.7%1
GFC & correction2008–2010£315k£353k+12.1%3
Help-to-Buy recovery2014–2016£310k£620k+100%1
Brexit uncertainty2017–2019£460k£710k+54.3%1
Pandemic surge2020–2021£530k£462k-12.8%1
Current market2024–2025£740k£450k-39.2%1

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
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

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
29 min walk
West DraytonNational Rail
29 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
34 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
37 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
44 min walk
No bus stops within 400m

28

Walkability score

17

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge77 min ↑
Victoria81 min ↑
Waterloo ★74 min
Canary Wharf76 min ↑
City78 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

8

Car parks (800m)

0

EV chargers (800m)

Nearest car park499m
Santander docks (800m)0
Nearest cycle dock15.1 km

Nearby car parks

🅿️
Car Park B· yes
499m
🅿️
Car Park D
580m
🅿️
Car Park E· yes
655m
🅿️
Car Park A
708m

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: 19.9 km away✗ Not Green Belt✗ Not AONB14% green spaceTree canopy: 10%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 4.3 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

3 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 · 601 m
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

21

Parks (1km)

9

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Turk's Head (556 m)

Nearest supermarketHillingdon Food Centre · 443 m
6 tennis courts

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)

431m

Post office

Nearby shops

Tesco Express421 m
McColl's435 m
Rahul Food and Wine454 m
Hillingdon News467 m

Nearby cafes

Cafe Delight500 m
Costa503 m
Starbucks588 m

Nearby restaurants

Jin Li440 m
Domino's449 m
King Kebab459 m
KFC465 m

Nearby pubs

The Turk's Head556 m
The Vine Inn1.0 km

Nearby health

West London Medical Centre184 m
Hillingdon Hospital636 m
Food hygiene (5-star)53% of 53

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

CODESTAX INFOTECH LTD
REGAL PHOENIX LTD
YOUNIQUE GIFTS LIMITED

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 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

8/100

Velocity score

Future outlook

20.3

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,722m
Crossrail 2 route20,643m

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)
13
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
13
Planning apps (3 years)
10
Local approval rate
77%
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)
14
Largest scheme
67 homes · LITTLE LONDON NURSERY, LITTLE LONDON NURSERY, HARLINGTON ROAD, UB8 3
Pipeline pressure
NONE

Named schemes (500m)

STILWELL AND BELLE VUE HOUSES, STILWELL AND BELLE VUE HOUSES, BANCROFT CLOSE, UB826 homes
completed
100 - 104, 100 - 104, HARLINGTON ROAD, HILLINGDON, UB8 314 homes
completed
STILWELL HOUSE, STILWELL HOUSE, BARNCROFT CLOSE, UB813 homes
completed
10, 10, PIELD HEATH ROAD, UB8 3NF4 homes
completed
1, 1, St Margarets Avenue, Uxbridge, UB8 3HH2 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 3HA

Full postcodeUB8 3HA
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.527369
Longitude-0.452770
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