Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.52025, -0.47808

UB8 3TB— Colham & Cowley, Hillingdon

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

The family fortress

 

Schools 100%Safety 79/100Transport 16/100~4% yield · indicativeOnly 3 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Car-dependent area — limited public transport

Liveability
50
Safety
79
Schools
76
Transport
16
Environment
63
Investment
38

The bottom line

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

The catches: high noise levels nearby; 73 min to waterloo — above average for this zone and 5 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

UB8 3TB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: GoodInvestment outlook: NeutralRisk: Medium

London Benchmarks

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

Deep-dive guides for UB8 3TB

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

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“The family fortress”

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How UB8 3TB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

76

Education score

Excellent for families
★ Top school within 1km
—

Primary

Rabbsfarm Primary School

Not yet inspected · Inspected Jun 2025 · 6 min walk

KS2: 102.5

★

Secondary

Park Academy West London

Requires Improvement · Inspected Nov 2023 · 15 min walk

P8: -0.27A8: 40.7

100% of local schools rated Good or Outstanding · based on 6 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 36 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

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 2.2km

Crime is +21% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales 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)3
New build0.0%
Price per m²£6,662/m²
Price per ft²£619/ft²
Avg floor area69.6 m²

EPC breakdown

C
20%
D
6%
E
3%

Based on 29 properties · Confidence: medium

Street mix

Semi 35%Terraced 5%Flat 61%

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£174,000
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
WallsCavity wall, filled cavity
RoofPitched, 100 mm loft insulation
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

1995–2026 · CAGR

+6.4%

Total change

+581%

Market Activity

Price Velocity & Acceleration

Current Velocity

-31.9%

per year

Acceleration

-31.22

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £75k–£100k · P75: £150k–£175k · 42 sales

Property Type Mix

Total: 42 sales

Semi-detached35.7%
Terraced4.8%
Flat/maisonette59.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£50k£124k+148%2.2
Post-dot-com plateau2001–2003£121k£156k+28.4%1.3
Pre-crash peak2005–2007£187k£210k+12.6%1.7
GFC & correction2008–2011£196k£213k+8.7%2
Help-to-Buy recovery2013–2014£233k£250k+7.5%2
Brexit uncertainty2018–2018£301k£301k+0%3
Pandemic surge2020–2021£373k£376k+0.7%1.5
Current market2024–2026£504k£340k-32.4%1.3

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+0.7% alpha

Weakest performer

Flat/maisonette

+0% alpha

Semi-detached+0.7% α
Local
7.3%
District
6.6%
Flat/maisonette+0% α
Local
7.7%
District
7.7%

CAGR over 27yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing2
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
14.5 min walk
West Drayton

Nearby stations

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

27

Walkability score

47

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

14

Car parks (800m)

0

EV chargers (800m)

Nearest car park61m
Santander docks (800m)0
Nearest cycle dock16.8 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 waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 25.0 µg/m³ · PM2.5: 16.0 µg/m³
Better than 83% of London
NoiseHIGH
road
Noisier than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 21.6 km away✗ Not Green Belt✗ Not AONB23% green spaceTree canopy: 67%
More green space than 78% of London

Nearest SSSI: Fray's Farm Meadows SSSI — 4.8 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

CHURCH ROAD SURGERY

4A CHURCH ROAD, COWLEY, UB8 3NA

12 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 · 1.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

46

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 (349 m)

Nearest supermarketAldi · 685 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)

907m

Post office

Nearby shops

Dhami Wine Store199 m
The Expresso Bakery311 m
Cowley News317 m
Nagpal Food, Wines & Spirits329 m

Nearby cafes

Lady Marmalade Cafe335 m
Alma Lusa773 m
Costa1.1 km

Nearby restaurants

Mamma Mia205 m
Afghan Delights209 m
Lee Garden341 m
Cowley Fish Bar346 m

Nearby pubs

Waters Edge349 m
George & Dragon661 m
The 3 Steps1.1 km
De Burgh Arms1.2 km

Nearby gyms

PureGym577 m

Nearby pharmacies

Mango Pharmacy782 m
Phillips Pharmacy936 m
Yiewsley Pharmacy1.0 km

Nearby health

Yiewsley Health Centre1.0 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

ELR SCAFFOLDING LTD
PSYCHIATRIC SUPPORT SERVICES LIMITED
TC ECO-BRICK LTD
VANTURN LIMITED

Investment

Investment grade, yield and market outlook

38

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 score13/100
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

33.2

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route26,370m
Crossrail 2 route21,832m

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)
4
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
2
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
4
Planning apps (3 years)
7
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)
5

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
28
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
LAND ADJACENT TO, 1, ST HELEN CLOSE, COWLEY, UB8 3RS5 homes
completed
LAND AT GARAGES SITE, LAND AT GARAGES SITE, ST MARTINS CLOSE, COWLEY, UB8 3S5 homes
completed
LAND FORMING PART OF 8, LAND FORMING PART OF 8, PEACHEY CLOSE, COWLEY, UB8 3SZ1 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 3TB

Full postcodeUB8 3TB
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.520245
Longitude-0.478077
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