Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.52129, -0.47677

UB8 3SP— Colham & Cowley, Hillingdon

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

The family fortress

 

Schools 100%Safety 79/100Transport 15/100Yield 3.81%⚠ Knotweed sites nearby

Best for: Families

Compare areas

Car-dependent area — limited public transport

Liveability
50
Safety
79
Schools
76
Transport
15
Environment
66
Investment
47

The bottom line

UB8 3SP offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 73 min to waterloo — above average for this zone and 3 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

Check your dealbreakers

Toggle the things that matter to you — see how UB8 3SP scores on each.

Do you commute into central London daily?
Do you have or plan to have school-age children?
Do you work from home?
Do you cycle regularly?
Is noise a dealbreaker for you?

Toggle a question above to see how UB8 3SP meets your needs.

Location

UB8 3SP

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+3.6% vs London avg
vs London crime+21.0% vs London avg

Deep-dive guides for UB8 3SP

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

✨ Get your personal match score

Tell us what matters — safety, schools, transport — and we'll score every postcode for you.

Compare UB8 3SP with:

Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

Share:WhatsAppShare on X

How UB8 3SP has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

Cowley St Laurence CofE Primary School

Not yet inspected · 7 min walk

KS2: 104.1

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 14 min walk

P8: -0.27A8: 40.7

100% of local schools rated Good or Outstanding · based on 8 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 35 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

79.0 incidents per 1,000 residents

Higher crime than 60% of London
→ Stable

+5% vs borough

Crime by type

Violence & sexual offences36%
Other22%
Anti-social behaviour14%
Vehicle crime9%
Burglary9%
Drug offences7%
Robbery3%
Theft0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk1 pedestrian casualties (5yr)

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.1km

Crime is +21% above London average

Property

Prices, sales volume and market trends

Avg floor area68.3 m²

EPC breakdown

C
18%
D
11%
E
3%
F
1%

Based on 33 properties · Confidence: high

Street mix

Terraced 57%Flat 43%

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£170,750
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, as built, no insulation (assumed)
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

1997–2019 · CAGR

+6.2%

Total change

+279%

Market Activity

Price Velocity & Acceleration

Current Velocity

-20.7%

per year

Acceleration

-28.58

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £125k–£150k · 28 sales

Property Type Mix

Total: 28 sales

Terraced60.7%
Flat/maisonette39.3%

By decade

1990s

2000s

2010s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–2000£79k£77k-2.2%1.3
Post-dot-com plateau2002–2004£151k£138k-8.4%3
Pre-crash peak2006–2007£175k£227k+29.7%2.5
GFC & correction2012–2012£250k£250k+0%1
Help-to-Buy recovery2013–2016£225k£348k+54.4%2
Brexit uncertainty2018–2019£375k£298k-20.7%2

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Terraced

+1.1% alpha

Weakest performer

Flat/maisonette

+0.5% alpha

Terraced+1.1% α
Local
5.9%
District
4.8%
Flat/maisonette+0.5% α
Local
6.6%
District
6.1%

CAGR over 16yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

62out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Seasonal Timing12
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
15.5 min walk
West Drayton

Nearby stations

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

25

Walkability score

39

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

13

Car parks (800m)

0

EV chargers (800m)

Nearest car park100m
Santander docks (800m)0
Nearest cycle dock16.7 km

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 waterLOW
Low
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% 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 AONB33% green spaceTree canopy: 28%
More green space than 88% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 4.7 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

10 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 · 1.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

43

Parks (1km)

4

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

1

Gyms (1km)

1

Sports (1km)

1

Convenience

No pubs within 400m — nearest: Waters Edge (462 m)

Nearest supermarketAldi · 768 m

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)

824m

Post office

Nearby shops

Dhami Wine Store56 m
The Expresso Bakery321 m
Cowley News325 m
Nagpal Food, Wines & Spirits334 m

Nearby cafes

Lady Marmalade Cafe338 m
Alma Lusa852 m

Nearby restaurants

Mamma Mia61 m
Afghan Delights64 m
Lee Garden342 m
Cowley Fish Bar346 m

Nearby pubs

Waters Edge462 m
George & Dragon736 m
The 3 Steps1.0 km

Nearby gyms

PureGym666 m

Nearby pharmacies

Mango Pharmacy717 m
Phillips Pharmacy1.0 km
Yiewsley Pharmacy1.1 km

Nearby health

Yiewsley Health Centre1.1 km
Food hygiene (5-star)60% of 25

Business

Local businesses registered here

Active businesses
4
New (last 12 months)
1
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

ADVANCED PROTOTYPING AND ENGINEERING EXCELLENCE LTD
BLUE HAULERS INC. LTD
PBVIKING CONSTRUCTION LTD
SARU DIGITAL SOLUTIONS LIMITED

Investment

Investment grade, yield and market outlook

47

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 score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition247

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Future outlook

16.2

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,292m
Crossrail 2 route21,806m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 6,971 nationally

1,634

Est. population

8,582/km²

56%

Employed

28%

Degree educated

£43,500

Median income

7.6%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

48

Community stability

Age profile

29%
22%
21%
17%
Under 1829%
18–3422%
35–4921%
50–6417%
65+12%

Tenure

21%
27%
17%
35%
Own outright21%
Own (mortgage)27%
Private rent17%
Social rent35%
Shared ownership0%
Rent free0%

Ethnicity

45%
22%
White British45%
White Other12%
Asian22%
Black11%
Mixed5%
Other6%

Employment & lifestyle

Managerial / professional23%
Routine / semi-routine26%
No car household29%
Unemployed6%
No qualifications26%

Housing tenure (Census 2021)

Social rent35%
Private rent17%

vs. London

Income vs London+3.6%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
5
Planning apps (3 years)
9
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)
3

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
27
Largest scheme
251 homes · The Grand Union Office Park, The Grand Union Office Park, Packet Boat Lane, Uxbridge, UB8 2GH
Pipeline pressure
NONE

Named schemes (500m)

PACKET BOAT HOUSE, PACKET BOAT HOUSE, PACKET BOAT LANE, COWLEY, UB8 2JR41 homes
completed
LAND AT THE REAR OF 113-127, Land At The Rear Of 113-127, MOORFIELD ROAD, COWLEY, UB8 3SH10 homes
completed
2, 2, MAYGOODS LANE, COWLEY, UB8 3TE6 homes
completed
LAND AT GARAGES SITE, LAND AT GARAGES SITE, ST MARTINS CLOSE, COWLEY, UB8 3S5 homes
completed
LAND ADJACENT TO, 1, ST HELEN CLOSE, COWLEY, UB8 3RS5 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

Live in UB8 3SP? Rate your area

Help future residents make better decisions. Takes 30 seconds.

★★★★★

Resident Reviews

Be the first to review this area

🏘️

No reviews yet for UB8 3SP.
Help others by sharing your experience.

Reviews are from real residents. No account required. Inappropriate content is removed automatically.

Compare Hillingdon with nearby boroughs:

Hillingdon vs HounslowHillingdon vs Harrow

Similar postcodes

Frequently asked questions

📍 Track UB8 3SP

Get a free monthly update when crime, prices or school ratings change in this area.

No spam. Unsubscribe anytime.

Key facts for UB8 3SP

Full postcodeUB8 3SP
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.521290
Longitude-0.476774
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