Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.52277, -0.46453

UB8 3PP— Colham & Cowley, Hillingdon

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

The family fortress

 

Schools 67%Safety 80/100Transport 11/100Yield 3.81%⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
44
Safety
80
Schools
56
Transport
11
Environment
48
Investment
39

The bottom line

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

The catches: 75 min to waterloo — above average for this zone and 1 Japanese knotweed site within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB8 3PP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment 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 3PP

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

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Postcode Personality

🎓 Good Schools🌳 Good Parks🔒 Very Safe

“The family fortress”

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How UB8 3PP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

56

Education score

Good for families
★ Top school within 1km
—

Primary

Colham Manor Primary School

Not yet inspected · 6 min walk

KS2: 104.3

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 6 min walk

P8: -0.27A8: 40.7

67% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Below London average

Childcare

★★

Childcare

McMillan Nursery School

Good · 25 min walk

2 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) · 1.3km

Crime is +3% above London average

Property

Prices, sales volume and market trends

Avg floor area77.7 m²

EPC breakdown

C
7%
D
11%

Based on 18 properties · Confidence: medium

Street mix

Semi 80%Terraced 20%

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

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£194,250
Rebuild cost per m²£2,500/m²

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

Construction era1950-1966
WallsCavity wall, filled cavity
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

1996–2019 · CAGR

+7.8%

Total change

+461%

Market Activity

Price Velocity & Acceleration

Current Velocity

+14.1%

per year

Acceleration

-34.48

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £450k–£500k · 15 sales

Property Type Mix

Total: 15 sales

Semi-detached80%
Terraced20%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£87k£70k-19.1%1
Post-dot-com plateau2001–2001£142k£142k+0%1
Pre-crash peak2005–2006£174k£247k+41.7%1.5
GFC & correction2011–2012£232k£248k+7%2
Help-to-Buy recovery2013–2013£286k£286k+0%1
Brexit uncertainty2018–2019£425k£485k+14.1%1.5

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-0.1% alpha

Semi-detached-0.1% α
Local
4.6%
District
4.7%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

5out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
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 Rail StationGreat Western Railway line
18.2 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
19 min walk
West DraytonNational Rail
19 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
35 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
42 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
45 min walk
No bus stops within 400m

11

Walkability score

41

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge77 min ↑
Victoria80 min ↑
Waterloo ★75 min
Canary Wharf78 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

11

Car parks (800m)

0

EV chargers (800m)

Nearest car park206m
Santander docks (800m)0
Nearest cycle dock15.9 km

Nearby car parks

🅿️
Car Park C
212m
🅿️
Car Park E· yes
314m
🅿️
Car Park D
384m
🅿️
Car Park A
413m
🅿️
Car Park B· yes
476m
🅿️
Brunel Sports Area Parking
650m

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 waterMEDIUM
Medium
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: 20.7 km away✗ Not Green Belt✗ Not AONB22% green spaceTree canopy: 43%
More green space than 77% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 4.6 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

EMERGENCY PALLIATIVE CARE OOH

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

5 min walk

4

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 436 m
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

47

Parks (1km)

4

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

8

Sports (1km)

0

Convenience

Nearest supermarketFamily Sari Sari Store · 1.1 km
7 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)

549m

Post office

Nearby shops

McColl's546 m
Tesco Express556 m
Yiewsley Superstore582 m
Falling Lane Local Store589 m

Nearby restaurants

Jin Li530 m
Bombay Spice587 m
Grill Shack588 m
Western Fried Chicken & Fish591 m

Nearby gyms

Indoor Athletics Centre (IAC)1.1 km

Nearby health

Hillingdon Hospital376 m
Food hygiene (5-star)58% of 26

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

NEXON CNN LTD
NEXORYN TECHNOLOGIES LTD
ZENTIVATE LTD

Investment

Investment grade, yield and market outlook

39

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

Rental market

Medium

Demand

Medium

Void risk

Mixed / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

15.8

Price growth score

E
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,466m
Crossrail 2 route21,129m

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)
2
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
14
Planning apps (3 years)
5
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)
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)

HILLINGDON HOSPITAL, PIELD HEATH ROAD, HILLINGDON, UB8 3NN327 homes
not_started
FORMER ALLOTMENT LAND, FORMER ALLOTMENT LAND, ROYAL LANE, UB749 homes
completed
YIEWSLEY COMMUNAL GARDENS, YIEWSLEY COMMUNAL GARDENS, FALLING LANE, GORSE WALK, UB716 homes
completed
GARAGE SITE ADJACENT TO 8, LAVENDER ROAD, HILLINGDON, UB8 3PY2 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 3PP

Full postcodeUB8 3PP
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.522767
Longitude-0.464529
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