Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.52445, -0.45761

UB8 3QQ— Colham & Cowley, Hillingdon

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

 

Schools 67%Safety 70/100Transport 9/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
42
Safety
70
Schools
56
Transport
9
Environment
43
Investment
31

The bottom line

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

The catch: 74 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB8 3QQ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: GoodInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+4.5% vs London avg
vs London crime+98.0% vs London avg

Deep-dive guides for UB8 3QQ

🛡️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🔒 Very Safe
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How UB8 3QQ 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 · 4 min walk

KS2: 104.3

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 8 min walk

P8: -0.27A8: 40.7

67% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Below London average

Childcare

★★

Childcare

McMillan Nursery School

Good · 20 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

128.7 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+71% vs borough

Crime by type

Other36%
Violence & sexual offences26%
Anti-social behaviour15%
Vehicle crime8%
Theft6%
Drug offences4%
Burglary3%
Robbery2%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

5

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 922m

Crime is +98% 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£4,929/m²
Price per ft²£458/ft²
Avg floor area83.6 m²

EPC breakdown

C
6%
D
15%
E
1%

Based on 22 properties · Confidence: medium

Street mix

Semi 56%Terraced 6%Detached 39%

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£209,000
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
WallsSolid brick, as built, no insulation (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £2,284
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+4.6%

Total change

+254%

Market Activity

Price Velocity & Acceleration

Current Velocity

-23.7%

per year

Acceleration

-70.31

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £100k–£125k · P75: £350k–£400k · 17 sales

Property Type Mix

Total: 17 sales

Detached41.2%
Semi-detached58.8%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£127k£198k+55.9%2
Post-dot-com plateau2002–2002£223k£223k+0%1
Pre-crash peak2006–2006£555k£555k+0%1
GFC & correction2009–2009£280k£280k+0%1
Help-to-Buy recovery2013–2013£250k£250k+0%1
Brexit uncertainty2017–2019£365k£403k+10.3%2.5
Pandemic surge2020–2020£590k£590k+0%1
Current market2024–2024£450k£450k+0%1

Price Trajectory by Type

Semi-detached

Per-type alpha vs district

Best performer

Semi-detached

+-2.4% alpha

Semi-detached-2.4% α
Local
5.2%
District
7.6%

CAGR over 23yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

92out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
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
22.8 min walk
West Drayton

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
24 min walk
West DraytonNational Rail
24 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
35 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
41 min walk
Hayes & Harlington Rail StationElizabeth line · Great Western Railway
44 min walk
No bus stops within 400m

20

Walkability score

64

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge77 min ↑
Victoria81 min ↑
Waterloo ★74 min
Canary Wharf76 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 park61m
Santander docks (800m)0
Nearest cycle dock15.4 km

Nearby car parks

🅿️
Car Park D
170m
🅿️
Car Park B· yes
178m
🅿️
Car Park E· yes
245m
🅿️
Car Park C
414m
🅿️
Car Park A
418m
🅿️
Brunel Sports Area Parking
672m

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 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
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.2 km away✗ Not Green Belt✗ Not AONB6% green spaceTree canopy: 43%
Below average green space

Nearest SSSI: Fray's Farm Meadows SSSI — 4.5 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

WEST LONDON MEDICAL CENTRE

20 PIELD HEATH ROAD, UB8 3NG

3 min walk

68%

Recommend GP

68%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 307 m
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

48

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

13

Sports (1km)

2

Convenience

No pubs within 400m — nearest: The Turk's Head (862 m)

Nearest supermarketHillingdon Food Centre · 907 m
13 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)

189m

Post office

Nearby shops

Tesco Express184 m
McColl's191 m
Yiewsley Superstore859 m
Falling Lane Local Store875 m

Nearby cafes

Cafe Delight958 m
Starbucks965 m

Nearby restaurants

Jin Li157 m
Bombay Spice869 m
Grill Shack871 m
Western Fried Chicken & Fish883 m

Nearby pubs

The Turk's Head862 m

Nearby health

Hillingdon Hospital294 m
West London Medical Centre326 m
Food hygiene (5-star)62% of 29

Business

Local businesses registered here

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

High street

A

High street health

Registered businesses

KADIRI FINANCIAL SERVICES LTD
TRI CONTROL SYSTEMS LTD

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 score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247
Sales last 12 months0

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

4/100

Velocity score

Future outlook

34.3

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,012m
Crossrail 2 route20,790m

Demographics

16 Jun

Population, deprivation and income

Decile 6/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,920 nationally

2,323

Est. population

6,107/km²

64%

Employed

44%

Degree educated

£43,900

Median income

6.4%

Claimant rate

SuburbanMedium densityOwner occupiers / families

47

Community stability

Age profile

21%
26%
21%
21%
Under 1821%
18–3426%
35–4921%
50–6421%
65+12%

Tenure

29%
33%
27%
Own outright29%
Own (mortgage)33%
Private rent28%
Social rent10%
Shared ownership0%
Rent free0%

Ethnicity

39%
32%
White British39%
White Other9%
Asian32%
Black8%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional37%
Routine / semi-routine17%
No car household21%
Unemployed5%
No qualifications14%

Housing tenure (Census 2021)

Private rent28%
Social rent10%

vs. London

Income vs London+4.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
4
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
12
Planning apps (3 years)
7
Local approval rate
83%
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
327
Under construction
0
Completed (3yr)
4
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
LAND AT AND BETWEEN, 60 & 62, LAND AT AND BETWEEN, 60 & 62, ASHWOOD AVENUE, UB810 homes
completed
LAND AT HOLLY COTTAGE, LAND AT HOLLY COTTAGE, PIELD HEATH ROAD, UB810 homes
completed
Pield Heath Road, Brunel, UB3 3NQ9 homes
completed
92, 92, Pield Heath Road, Hillingdon, UB8 3NJ6 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 3QQ

Full postcodeUB8 3QQ
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.524447
Longitude-0.457612
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