Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.52818, -0.46231

UB8 3QS— Colham & Cowley, Hillingdon

Location and area intelligence for UB8 3QS, 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
44
Safety
70
Schools
40
Transport
9
Environment
53
Investment
32

The bottom line

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

The catch: 75 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB8 3QS

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
MediumOwner occupiers / families
Buyer fit: ExcellentInvestment 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 3QS

🛡️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🌿 Green Lung🔒 Very Safe
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How UB8 3QS has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

40

Education score

Fair for families
★ Top school within 1km
—

Primary

Colham Manor Primary School

Not yet inspected · 9 min walk

KS2: 104.3

—

Secondary

Bishopshalt School

Not yet inspected · 6 min walk

P8: +1.06A8: 59.2

67% of local schools rated Good or Outstanding · based on 9 schools within 1.5km

Below London average

Childcare

★★

Childcare

McMillan Nursery School

Good · 26 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

85

Road safety score

7

Accidents (5yr)

2

KSI (5yr)

3

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) · 826m

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£5,263/m²
Price per ft²£489/ft²
Avg floor area98.6 m²

EPC breakdown

C
1%
D
6%

Based on 7 properties · Confidence: low

Street mix

Semi 43%Detached 50%Other 7%

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£246,500
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
WallsCavity wall, as built, insulated (assumed)
RoofPitched, 200 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

1995–2025 · CAGR

+6.2%

Total change

+514%

Market Activity

Price Velocity & Acceleration

Current Velocity

+28.6%

per year

Acceleration

+3.25

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £175k–£200k · 13 sales

Property Type Mix

Total: 13 sales

Detached53.8%
Semi-detached46.2%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£88k£195k+121.6%1.2
Post-dot-com plateau2001–2002£190k£390k+105.3%1
Pre-crash peak2005–2007£220k£290k+31.8%1
GFC & correction2011–2012£297k£335k+12.8%1
Brexit uncertainty2019–2019£420k£420k+0%1
Current market2025–2025£540k£540k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

20out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Trend Position40

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

West Drayton Rail StationGreat Western Railway · Elizabeth line
27 min walk
West DraytonNational Rail
27 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
29 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
37 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
47 min walk
No bus stops within 400m

15

Walkability score

62

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

15

Car parks (800m)

0

EV chargers (800m)

Nearest car park120m
Santander docks (800m)0
Nearest cycle dock15.8 km

Nearby car parks

🅿️
Brunel Sports Area Parking
168m
🅿️
Car Park A
210m
🅿️
Car Park B· yes
351m
🅿️
Car Park E· yes
404m
🅿️
Car Park C
410m
🅿️
Car Park D
413m
🅿️
Disabled Parking Area
782m

Connectivity

Broadband and mobile coverage

100%

Full fibre

80%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed420 Mbps
Median download413 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: 20.5 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 10%
More green space than 91% 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

EMERGENCY PALLIATIVE CARE OOH

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

3 min walk

4

GPs within 1km

0

Dentists within 1km

4

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 247 m
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

56

Parks (1km)

1

Restaurants (800m)

0

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

16

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Turk's Head (644 m)

Nearest supermarketHillingdon Food Centre · 961 m
13 tennis courts2 sports halls

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)

351m

Post office

Nearby shops

McColl's348 m
Tesco Express360 m
Yiewsley Superstore1.2 km
Falling Lane Local Store1.2 km

Nearby cafes

Starbucks810 m

Nearby restaurants

Jin Li377 m
The Prince of Wales782 m
New Moon House799 m
Bombay Spice1.2 km

Nearby pubs

The Turk's Head644 m
The Red Lion751 m
The Vine Inn843 m

Nearby gyms

Indoor Athletics Centre (IAC)691 m
Brunel University Sports Centre797 m

Nearby health

Hillingdon Hospital298 m
West London Medical Centre674 m
Food hygiene (5-star)64% of 25

Business

Local businesses registered here

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

High street

A

High street health

Investment

Investment grade, yield and market outlook

32

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 months1

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

8/100

Velocity score

Future outlook

34

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,390m
Crossrail 2 route21,271m

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)
7
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
11
Planning apps (3 years)
4
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)
0

Housing pipeline (800m)

Homes approved
327
Under construction
0
Completed (3yr)
3
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
92, 92, Pield Heath Road, Hillingdon, UB8 3NJ6 homes
completed
1, 1, Normans Close, Uxbridge, UB8 3RR2 homes
completed
GROVE BAY, Grove Bay, GROVE LANE, HILLINGDON, UB8 3RG2 homes
completed
82A - 86, 82A - 86, Pield Heath Road, Uxbridge, UB8 3NJ2 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 3QS

Full postcodeUB8 3QS
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.528178
Longitude-0.462315
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
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Companies
House
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Mail
Food Standards
Agency
Ofcom
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Office
Ordnance
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