Colham & Cowley · Hillingdon · Hayes and Harlington constituency · 51.52600, -0.44027

UB8 3LA— Colham & Cowley, Hillingdon

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

Strong, well-rated schools nearby

 

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

Best for: Families

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Car-dependent area — limited public transport

Liveability
42
Safety
75
Schools
60
Transport
9
Environment
47
Investment
41

The bottom line

UB8 3LA 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 3LA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

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

London Benchmarks

vs London income-11.9% vs London avg
vs London crime-3.0% vs London avg

Deep-dive guides for UB8 3LA

🛡️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 3LA 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 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 12 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

63.1 incidents per 1,000 residents

Better than 52% of London
↑ Rising 2420.0%

-16% vs borough

Crime by type

Violence & sexual offences36%
Other21%
Anti-social behaviour15%
Vehicle crime12%
Drug offences9%
Burglary5%
Theft2%
Robbery1%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (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) · 1.1km

Crime is 3% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 4 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)4
New build0.0%
Price per m²£5,902/m²
Price per ft²£548/ft²
Avg floor area82.2 m²

EPC breakdown

C
3%
D
19%
E
7%
F
5%

Based on 34 properties · Confidence: high

Street mix

Semi 18%Terraced 42%Detached 40%

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£205,500
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

1996–2025 · CAGR

+6.8%

Total change

+573%

Market Activity

Price Velocity & Acceleration

Current Velocity

+13.4%

per year

Acceleration

+5.84

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £250k–£300k · 55 sales

Property Type Mix

Total: 55 sales

Detached40%
Semi-detached18.2%
Terraced41.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£74k£145k+95.3%2.5
Post-dot-com plateau2002–2004£195k£223k+14.4%3.7
Pre-crash peak2005–2007£196k£337k+72.6%2.7
GFC & correction2008–2012£238k£249k+4.6%2
Help-to-Buy recovery2014–2016£305k£358k+17.4%2.3
Brexit uncertainty2017–2019£400k£383k-4.4%1
Pandemic surge2021–2021£445k£445k+0%2
Rate-rise correction2022–2023£479k£410k-14.4%1.5
Current market2024–2025£441k£500k+13.4%2.5

Price Trajectory by Type

DetachedTerraced

Per-type alpha vs district

Best performer

Detached

+0.3% alpha

Weakest performer

Terraced

-1.2% alpha

Detached+0.3% α
Local
5.8%
District
5.5%
Terraced-1.2% α
Local
7.6%
District
8.8%

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

Buyer vs Seller Score

Composite market conditions index 0–100

23out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume53
Seasonal Timing0
Trend Position40

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
36 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
36 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
39 min walk
Hillingdon Underground StationNational Rail
39 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
43 min walk
No bus stops within 400m

13

Walkability score

23

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 dock14.3 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed491 Mbps
Median download447 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: 19.0 km away✗ Not Green Belt✗ Not AONB17% green spaceTree canopy: 67%
Above average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 4.8 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

0 min walk

69%

Recommend GP

69%

Overall GP experience

1

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

17

Parks (1km)

0

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No restaurants within 800m — nearest: KFC (663 m)

Nearest supermarketHillingdon Food Centre · 793 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)

561m

Post office

Nearby shops

Hillingdon News654 m
Rahul Food and Wine694 m

Nearby cafes

Costa676 m
Cafe Delight856 m

Nearby restaurants

KFC663 m
King Kebab676 m
Domino's707 m
Gumba753 m
Food hygiene (5-star)39% of 44

Business

Local businesses registered here

Active businesses
34
New (last 12 months)
3
Dissolved (last 12 months)
0
Industry diversity
21
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

A-Z BEAUTY LTD
ADIANA UK LIMITED
AJ RESIDENCY LIMITED
AMROS CAR PARKS LIMITED
ANGUS CONSTRUCTION LTD

+15 more

Investment

Investment grade, yield and market outlook

41

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 score12/100
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

27.8

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route23,842m
Crossrail 2 route19,804m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 9,700 nationally

1,996

Est. population

4,908/km²

57%

Employed

30%

Degree educated

£37,000

Median income

7.2%

Claimant rate

SuburbanMedium densitySocially diverse / deprived

47

Community stability

Age profile

26%
19%
22%
17%
16%
Under 1826%
18–3419%
35–4922%
50–6417%
65+16%

Tenure

21%
33%
24%
23%
Own outright21%
Own (mortgage)33%
Private rent24%
Social rent23%
Shared ownership0%

Ethnicity

33%
32%
White British33%
White Other11%
Asian32%
Black13%
Mixed3%
Other8%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine24%
No car household18%
Unemployed4%
No qualifications24%

Housing tenure (Census 2021)

Private rent23%
Social rent23%

vs. London

Income vs London-11.9%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
19
Planning apps (3 years)
10
Local approval rate
63%
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)
27
Largest scheme
48 homes · TOOLMASTER, CONNAUGHT WORKS, TOOLMASTER, CONNAUGHT WORKS, UXBRIDGE ROAD, UB10 0NN
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
HAYES END LIBRARY, 1346, HAYES END LIBRARY, 1346, UXBRIDGE ROAD, HAYES, UB4 8JQ15 homes
completed
LAND FORMING PART AND REAR OF 9, 11 AND 11A, LAND FORMING PART AND REAR OF 9, 11 AND 11A, CORWELL LANE, HILLINGDON, UB8 3DD14 homes
completed
MILUPA HOUSE, MILUPA HOUSE, UXBRIDGE ROAD, UB10 0NE14 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
16.7%
Ward turnout
36%
Election year
2022
MP
John McDonnell (Labour)
MP majority
12,031
Constituency
Hayes and Harlington

Councillors

Shehryar Ahmad-WallanaConservative
Roy ChamdalConservative
Ekta Rajesh GohilConservative

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Key facts for UB8 3LA

Full postcodeUB8 3LA
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.525998
Longitude-0.440275
Parliamentary constituencyHayes and Harlington
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