Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.52670, -0.46496

UB8 3RH— Colham & Cowley, Hillingdon

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

 

Schools 50%Safety 70/100Transport 9/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Owner-occupiers

Compare areas

Car-dependent area — limited public transport

Liveability
41
Safety
70
Schools
30
Transport
9
Environment
52
Investment
31

The bottom line

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

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

Less suited to Families.

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Location

UB8 3RH

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 3RH

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

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How UB8 3RH has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

30

Education score

Poor for families
—

Primary

Colham Manor Primary School

Not yet inspected · 9 min walk

KS2: 104.3

—

Secondary

Bishopshalt School

Not yet inspected · 9 min walk

P8: +1.06A8: 59.2

50% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Bottom 25% — limited Good/Outstanding schools

Childcare

★★

Childcare

McMillan Nursery School

Good · 27 min walk

1 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

100

Road safety score

0

Accidents (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 1.1km

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£6,724/m²
Price per ft²£625/ft²
Avg floor area82.5 m²

EPC breakdown

C
4%
D
6%
E
5%

Based on 15 properties · Confidence: medium

Street mix

Semi 35%Terraced 44%Detached 22%

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£206,250
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
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

+6.4%

Total change

+467%

Market Activity

Price Velocity & Acceleration

Current Velocity

-2.6%

per year

Acceleration

-9.25

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £450k–£500k · P75: £400k–£450k · 23 sales

Property Type Mix

Total: 23 sales

Detached21.7%
Semi-detached34.8%
Terraced43.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£97k£150k+54.6%1
Post-dot-com plateau2001–2004£122k£222k+81.6%1.3
Pre-crash peak2007–2007£290k£290k+0%1
GFC & correction2009–2012£215k£307k+42.8%1
Help-to-Buy recovery2013–2016£275k£430k+56.4%1
Brexit uncertainty2019–2019£407k£407k+0%1
Pandemic surge2021–2021£465k£465k+0%1
Rate-rise correction2022–2023£530k£565k+6.6%2
Current market2024–2024£550k£550k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

48out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Sales Volume75
Seasonal Timing2
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 Rail StationGreat Western Railway line
23 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
30 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
40 min walk
Iver Rail StationGreat Western Railway · Elizabeth line
44 min walk
No bus stops within 400m

10

Walkability score

51

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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park153m
Santander docks (800m)0
Nearest cycle dock16.0 km

Nearby car parks

🅿️
Car Park A
153m
🅿️
Brunel Sports Area Parking
213m
🅿️
Car Park C
255m
🅿️
Car Park E· yes
352m
🅿️
Car Park B· yes
406m
🅿️
Car Park D
406m

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
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 20.7 km away✗ Not Green Belt✗ Not AONB36% green spaceTree canopy: 10%
More green space than 90% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 4.2 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

3

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 272 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)

18

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Turk's Head (890 m)

Nearest supermarketFamily Sari Sari Store · 1.5 km
13 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

0

Libraries (1km)

0

Cinemas (2km)

447m

Post office

Nearby shops

McColl's444 m
Tesco Express459 m
Yiewsley Superstore1.0 km
Falling Lane Local Store1.0 km

Nearby cafes

Costa910 m

Nearby restaurants

Jin Li458 m
New Moon House990 m
Bombay Spice1.0 km
Grill Shack1.0 km

Nearby pubs

The Turk's Head890 m
The Red Lion948 m
Locos957 m
The Vine Inn1.0 km

Nearby gyms

Indoor Athletics Centre (IAC)712 m
Brunel University Sports Centre827 m

Nearby health

Hillingdon Hospital274 m
Food hygiene (5-star)65% of 20

Business

Local businesses registered here

Active businesses
5
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
4
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

BLINGING DROPS LIMITED
MKM DESIGN & CONSTRUCTION LIMITED
SS HEAT WORKS LTD
SUBAS INTERNATIONAL LTD
TITAN TRADE HUB 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

37.2

Price growth score

D
High

Development pressure

High

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route25,550m
Crossrail 2 route21,358m

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)
2
Live planning apps (800m)
1
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
10
Planning apps (3 years)
3
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
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
THE LEAS STADIUM, THE LEAS STADIUM, FALLING LANE, UB7 8AD14 homes
completed
GROVE BAY, Grove Bay, GROVE LANE, HILLINGDON, UB8 3RG2 homes
completed
1, 1, Normans Close, Uxbridge, UB8 3RR2 homes
completed
114 ROYAL LANE, HILLINGDON, UB8 3QY1 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 3RH

Full postcodeUB8 3RH
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.526702
Longitude-0.464959
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