Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.52782, -0.47591

UB8 3PE— Colham & Cowley, Hillingdon

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

The family fortress

 

Schools 100%Safety 82/100Transport 9/100Yield 3.81%

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
50
Safety
82
Schools
60
Transport
9
Environment
49
Investment
48

The bottom line

UB8 3PE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £425,000 median — 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 3PE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London avg price-18.3% vs London avg
vs London income+3.6% vs London avg
vs London crime-10.0% vs London avg

Deep-dive guides for UB8 3PE

🛡️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 3PE 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 · 4 min walk

KS2: 104.1

—

Secondary

Uxbridge High School

Not yet inspected · Inspected Nov 2024 · 13 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 · 37 min walk

1 primaries · 0 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.7km

Crime is 10% below London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 7 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£425,000

Median sale price

18% below London median

£425,000 is 18% below the London median (£520,000)

+8.7%

This year

Terraced

Dominant type

Price history

5-year change
+1.4%
Sales (24 months)7
New build0.0%
Avg terraced£428,500
Avg flat£360,000
Price per m²£4,712/m²
Price per ft²£438/ft²
Avg floor area87.1 m²

EPC breakdown

C
20%
D
30%
E
5%

Based on 55 properties · Confidence: high

Street mix

Semi 8%Terraced 89%Flat 3%

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£8,750
First-time buyerFTB
£0
Additional propertyBTL/2nd
£21,500

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

9.8×

Price-to-income

£2,126/mo

Est. mortgage

Medium

Market activity

60d

Days to sell

Rising

Market momentum

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£217,750
Rebuild cost per m²£2,500/m²

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

Construction era1967-1975
WallsCavity wall, 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 potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2025 · CAGR

+5.6%

Total change

+412%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.3%

per year

Acceleration

+6.51

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £75k–£100k · 73 sales

Property Type Mix

Total: 73 sales

Semi-detached8.2%
Terraced89%
Flat/maisonette2.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£83k£145k+74.6%2.5
Post-dot-com plateau2001–2004£137k£209k+53.1%3.2
Pre-crash peak2005–2006£240k£223k-7.3%2.5
GFC & correction2008–2012£219k£278k+27%1.8
Help-to-Buy recovery2013–2015£219k£247k+12.5%2.3
Brexit uncertainty2017–2018£390k£313k-19.9%1.5
Pandemic surge2021–2021£419k£419k+0%6
Rate-rise correction2023–2023£477k£477k+0%5
Current market2024–2025£435k£425k-2.3%5

Price Trajectory by Type

Terraced

Per-type alpha vs district

Best performer

Terraced

+-0.4% alpha

Terraced-0.4% α
Local
6.2%
District
6.6%

CAGR over 29yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

56out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing0
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
West Drayton Rail StationGreat Western Railway line
23.9 min walk
West Drayton

Nearby stations

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

17

Walkability score

21

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

21

Car parks (800m)

0

EV chargers (800m)

Nearest car park391m
Santander docks (800m)0
Nearest cycle dock16.7 km

Nearby car parks

🅿️
Brunel Sports Area Parking
787m

Connectivity

Broadband and mobile coverage

100%

Full fibre

98%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed492 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 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: 21.5 km away✗ Not Green Belt✗ Not AONB24% green spaceTree canopy: 70%
More green space than 79% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 4.0 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): 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

2

GPs within 1km

0

Dentists within 1km

1

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

46

Parks (1km)

7

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

2

Pharmacies (800m)

0

Gyms (1km)

9

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The 3 Steps (502 m)

Nearest supermarketLidl · 985 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)

367m

Post office

Nearby shops

Loco371 m
Avi Convenience Store441 m
Tesco Express505 m
Nagpal Food, Wines & Spirits698 m

Nearby cafes

Costa588 m
More638 m
Lady Marmalade Cafe695 m

Nearby restaurants

Herbies Pizza369 m
Blue Ginger375 m
Cowley Inn376 m
Karma Lounge408 m

Nearby pubs

The 3 Steps502 m
The Crown556 m
Locos642 m
The Malt Shovel706 m

Nearby gyms

Indoor Athletics Centre (IAC)673 m
Brunel University Sports Centre734 m

Nearby pharmacies

Mango Pharmacy445 m
Brunel Pharmacy617 m
Food hygiene (5-star)56% of 32

Business

Local businesses registered here

Active businesses
11
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
10
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

ARSHI ABAYA LIMITED
ATO PROPERTY GROUP LTD
BENZINPETROPHYSICS LTD
CASCADE CARDS LTD
HENLEY HEALTHCARE GROUP LIMITED

+6 more

Investment

Investment grade, yield and market outlook

48

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 months3

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Medium

Market activity

60d

Est. days to sell

25/100

Velocity score

Future outlook

45.8

Price growth score

C
Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,319m
Crossrail 2 route22,089m

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%
Price vs London-18.3%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
7
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
10 homes · LAND AT THE REAR OF 113-127, Land At The Rear Of 113-127, MOORFIELD ROAD, COWLEY, UB8 3SH
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
4, 4, Church Road, Brunel, 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£425,000)

£8,750

Standard buyer

£0

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 3PE

Full postcodeUB8 3PE
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.527816
Longitude-0.475907
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