Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.52850, -0.47434

UB8 3NB— Colham & Cowley, Hillingdon

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

The family fortress

 

Schools 100%Safety 82/100Transport 9/100~4% yield · indicativeOnly 3 sales — thin data

Best for: Families

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Car-dependent area — limited public transport

Liveability
49
Safety
82
Schools
60
Transport
9
Environment
50
Investment
41

The bottom line

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

The catch: 73 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB8 3NB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for UB8 3NB

🛡️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🌳 Good Parks🔒 Very Safe

“The family fortress”

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How UB8 3NB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Cowley St Laurence CofE Primary School

Not yet inspected · 6 min walk

KS2: 104.1

—

Secondary

Uxbridge High School

Not yet inspected · Inspected Nov 2024 · 12 min walk

P8: +0.18A8: 46.3

100% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 36 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

58.2 incidents per 1,000 residents

Better than 56% of London
→ Stable

-23% vs borough

Crime by type

Anti-social behaviour26%
Other25%
Violence & sexual offences23%
Drug offences10%
Vehicle crime10%
Burglary2%
Robbery2%
Theft1%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

1

Serious within 200m

MEDIUM pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

1

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.6km

Crime is 10% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 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)3
New build0.0%
Price per m²£6,555/m²
Price per ft²£609/ft²
Avg floor area106.8 m²

EPC breakdown

B
2%
C
15%
D
11%
E
9%
F
2%

Based on 39 properties · Confidence: high

Street mix

Semi 4%Detached 36%Flat 60%

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£267,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2007-2011
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
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

+6.2%

Total change

+503%

Market Activity

Price Velocity & Acceleration

Current Velocity

+194.1%

per year

Acceleration

+266.57

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 53 sales

Property Type Mix

Total: 53 sales

Detached35.8%
Semi-detached3.8%
Flat/maisonette60.4%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£145k£247k+70%1.5
Post-dot-com plateau2001–2002£395k£212k-46.3%1.5
Pre-crash peak2006–2007£630k£369k-41.5%1.5
GFC & correction2008–2012£263k£225k-14.3%3.6
Help-to-Buy recovery2013–2016£267k£300k+12.4%1.5
Brexit uncertainty2017–2019£700k£475k-32.1%2
Pandemic surge2020–2021£530k£700k+32.1%1
Rate-rise correction2022–2023£590k£1.08m+83.1%2.5
Current market2024–2025£298k£875k+194.1%1.5

Price Trajectory by Type

DetachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1.4% alpha

Weakest performer

Detached

-1.6% alpha

Flat/maisonette+1.4% α
Local
9.9%
District
8.5%
Detached-1.6% α
Local
-0.8%
District
0.8%

CAGR over 13yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

8out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Sales Volume15
Seasonal Timing9
Trend Position10

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

Uxbridge Underground StationPiccadilly · Metropolitan
25 min walk
West Drayton Rail StationGreat Western Railway · Elizabeth line
26 min walk
West DraytonNational Rail
26 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
40 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
41 min walk
No bus stops within 400m

21

Walkability score

53

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge76 min ↑
Victoria78 min ↑
Waterloo ★73 min
Canary Wharf77 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

24

Car parks (800m)

0

EV chargers (800m)

Nearest car park282m
Santander docks (800m)0
Nearest cycle dock16.6 km

Nearby car parks

🅿️
Brunel Sports Area Parking
673m
🅿️
Disabled Parking Area
686m
🅿️
New Parking Area (Building has been demolished)
717m

Connectivity

Broadband and mobile coverage

100%

Full fibre

63%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed353 Mbps
Median download363 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: 21.4 km away✗ Not Green Belt✗ Not AONB27% green spaceTree canopy: 19%
More green space than 82% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 3.9 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

CHURCH ROAD SURGERY

4A CHURCH ROAD, COWLEY, UB8 3NA

1 min walk

72%

Recommend GP

72%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

2

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 953 m
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

40

Parks (1km)

5

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Locos (549 m)

Nearest supermarketLidl · 990 m
4 tennis courts4 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

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

1

Libraries (1km)

1

Cinemas (2km)

475m

Post office

Nearby shops

Loco481 m
Avi Convenience Store567 m
Tesco Express636 m
Dhami Wine Store787 m

Nearby cafes

Costa492 m
More548 m
Lady Marmalade Cafe818 m

Nearby restaurants

Herbies Pizza478 m
Blue Ginger487 m
Cowley Inn490 m
Karma Lounge532 m

Nearby pubs

Locos549 m
The 3 Steps578 m
The Crown604 m
The Loft879 m

Nearby gyms

Indoor Athletics Centre (IAC)546 m
Brunel University Sports Centre614 m

Nearby pharmacies

Brunel Pharmacy528 m
Mango Pharmacy571 m
Food hygiene (5-star)68% of 19

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

DIRECT PAINTERS LTD
F7 MOTORS LTD
KICKCORE LTD
LOGICOM COMMUNICATIONS LIMITED
M.S.L PROPERTIES WITHOUT LIMITS LTD

+3 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 score16/100
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

44.1

Price growth score

D
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,222m
Crossrail 2 route22,027m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 13,564 nationally

2,129

Est. population

9,817/km²

57%

Employed

28%

Degree educated

£43,500

Median income

5.7%

Claimant rate

SuburbanHigh densityMixed

45

Community stability

Age profile

26%
30%
18%
17%
Under 1826%
18–3430%
35–4918%
50–6417%
65+10%

Tenure

19%
27%
21%
32%
Own outright19%
Own (mortgage)27%
Private rent21%
Social rent32%
Shared ownership1%
Rent free0%

Ethnicity

42%
17%
20%
White British42%
White Other11%
Asian17%
Black20%
Mixed6%
Other4%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine22%
No car household22%
Unemployed6%
No qualifications21%

Housing tenure (Census 2021)

Social rent32%
Private rent21%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
3
Planning apps (12 months)
4
Planning apps (3 years)
8
Local approval rate
100%
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)
4
Largest scheme
14 homes · THE LEAS STADIUM, THE LEAS STADIUM, FALLING LANE, UB7 8AD
Pipeline pressure
NONE

Named schemes (500m)

2, 2, MAYGOODS LANE, COWLEY, UB8 3TE6 homes
completed
6, 6, Church Road, Cowley, UB8 3NA6 homes
completed
17, 17, Peachey Lane, Uxbridge, UB8 3RX5 homes
completed
2, 2, Church Road, Cowley, Uxbridge, UB8 3NA5 homes
completed
8 CHURCH ROAD, 8, Church Road, UB8 3NA4 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 3NB

Full postcodeUB8 3NB
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.528497
Longitude-0.474342
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