Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.51987, -0.45984

UB8 3LP— Colham & Cowley, Hillingdon

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

London's quiet achiever

 

Schools 50%Safety 80/100Transport 13/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Most buyers

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Car-dependent area — limited public transport

Liveability
41
Safety
80
Schools
46
Transport
13
Environment
72
Investment
31

The bottom line

UB8 3LP offers low crime and fast broadband — strong value for Most buyers who can accept its trade-offs.

The catches: 67 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Families.

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

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Location

UB8 3LP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-6.4% vs London avg
vs London crime+3.0% vs London avg

Deep-dive guides for UB8 3LP

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

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Postcode Personality

🌿 Green Lung🔒 Very Safe

“London's quiet achiever”

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How UB8 3LP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

46

Education score

Fair for families
—

Primary

Colham Manor Primary School

Not yet inspected · 3 min walk

KS2: 104.3

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 1 min walk

P8: -0.27A8: 40.7

50% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

McMillan Nursery School

Good · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

67.0 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-11% vs borough

Crime by type

Violence & sexual offences29%
Other29%
Anti-social behaviour23%
Vehicle crime13%
Theft3%
Burglary2%
Drug offences1%
Robbery0%

Road safety

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.5km

Crime is +3% 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£4,187/m²
Price per ft²£389/ft²
Avg floor area62.8 m²

EPC breakdown

C
5%
D
19%
E
5%

Based on 29 properties · Confidence: medium

Street mix

Semi 23%Terraced 24%Flat 52%Other 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£157,000
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

+4.9%

Total change

+323%

Market Activity

Price Velocity & Acceleration

Current Velocity

-10.3%

per year

Acceleration

-19.77

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £200k–£250k · 63 sales

Property Type Mix

Total: 63 sales

Semi-detached22.2%
Terraced25.4%
Flat/maisonette52.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£62k£102k+65.4%3
Post-dot-com plateau2001–2004£134k£150k+11.9%3.5
Pre-crash peak2005–2007£161k£202k+25.3%2
GFC & correction2008–2012£202k£202k+0%1.7
Help-to-Buy recovery2013–2015£163k£276k+69.1%1.7
Brexit uncertainty2017–2019£380k£314k-17.5%3.3
Pandemic surge2021–2021£328k£328k+0%2
Rate-rise correction2023–2023£265k£265k+0%1
Current market2024–2025£290k£260k-10.3%1

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+0.5% alpha

Weakest performer

Semi-detached

-1.8% alpha

Terraced+0.5% α
Local
7.5%
District
7%
Flat/maisonette-0.5% α
Local
6.6%
District
7.1%
Semi-detached-1.8% α
Local
4.4%
District
6.2%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

67out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing0
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 Rail StationGreat Western Railway line
16.7 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
17 min walk
West DraytonNational Rail
17 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
40 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
41 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
44 min walk
No bus stops within 400m

13

Walkability score

52

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge70 min ↑
Victoria72 min ↑
Waterloo ★67 min
Canary Wharf71 min ↑
City72 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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park300m
Santander docks (800m)0
Nearest cycle dock15.6 km

Nearby car parks

🅿️
Car Park E· yes
536m
🅿️
Car Park D
544m
🅿️
Car Park C
584m
🅿️
Car Park B· yes
638m
🅿️
Car Park A
747m

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 waterLOW
Low
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: 20.3 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 10%
More green space than 99% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 5.0 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

EMERGENCY PALLIATIVE CARE OOH

THE FURZE, HILLINGDON HOSPITAL, PIELD HEATH ROAD, UB8 3NN

9 min walk

3

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 696 m
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

12

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketFamily Sari Sari Store · 1.1 km

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)

690m

Post office

Nearby shops

Yiewsley Superstore349 m
Falling Lane Local Store368 m
McColl's690 m
Tesco Express691 m

Nearby restaurants

Bombay Spice360 m
Grill Shack363 m
Western Fried Chicken & Fish377 m
Jin Li658 m

Nearby health

Hillingdon Hospital642 m
West London Medical Centre793 m
Food hygiene (5-star)61% of 28

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
0
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

DK.CONTRACTORS & SERVICES LTD
HATARA LIMITED
SUICEFLORA LIMITED

Investment

Investment grade, yield and market outlook

31

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 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 / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

30.2

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,107m
Crossrail 2 route20,691m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,330 nationally

2,136

Est. population

7,807/km²

54%

Employed

26%

Degree educated

£39,300

Median income

6.1%

Claimant rate

SuburbanHigh densityMixed

44

Community stability

Age profile

31%
20%
21%
17%
Under 1831%
18–3420%
35–4921%
50–6417%
65+11%

Tenure

21%
29%
26%
24%
Own outright21%
Own (mortgage)29%
Private rent26%
Social rent24%
Shared ownership1%
Rent free0%

Ethnicity

39%
25%
17%
White British39%
White Other9%
Asian25%
Black17%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine23%
No car household21%
Unemployed4%
No qualifications25%

Housing tenure (Census 2021)

Private rent26%
Social rent24%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
6
Planning apps (3 years)
6
Local approval rate
100%
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)
1

Housing pipeline (800m)

Homes approved
327
Under construction
0
Completed (3yr)
6
Largest scheme
327 homes · HILLINGDON HOSPITAL, PIELD HEATH ROAD, HILLINGDON, UB8 3NN
Pipeline pressure
HIGH

Named schemes (500m)

LAND AT AND BETWEEN, 60 & 62, LAND AT AND BETWEEN, 60 & 62, ASHWOOD AVENUE, UB810 homes
completed
67, 67, PARK VIEW ROAD, HILLINGDON, UB8 3LL9 homes
completed
GARAGE SITE ADJOINING, Garage Site Adjoining 1, EVELYNS CLOSE, HILLINGDON, UB8 3LR2 homes
completed
31, 31, Pear Tree Avenue, West Drayton, UB7 8DG2 homes
completed
24, 24, Pear Tree Avenue, West Drayton, UB7 8DG2 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 3LP

Full postcodeUB8 3LP
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.519872
Longitude-0.459842
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