Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.52639, -0.44991

UB8 3UE— Colham & Cowley, Hillingdon

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

Buy before others notice

 

Schools 75%Safety 80/100Transport 9/100Yield 6.01%

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
45
Safety
80
Schools
100
Transport
9
Environment
45
Investment
55

The bottom line

UB8 3UE offers exceptional schools (100% Good/Outstanding), low crime and fast broadband at £269,500 median — strong value for Families who can accept its trade-offs.

The catch: 72 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

UB8 3UE

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London avg price-48.2% vs London avg
vs London income-4.3% vs London avg
vs London crime+9.0% vs London avg

Deep-dive guides for UB8 3UE

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

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How UB8 3UE has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Hillingdon Primary School

Outstanding · Inspected Feb 2024 · 7 min walk

KS2: 107.0

—

Secondary

Hewens College

Not yet inspected · Inspected May 2025 · 9 min walk

P8: +0.21A8: 42.0

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 17 min walk

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

Safety

13 Jul

Crime rates and local incidents

Low crime

70.9 incidents per 1,000 residents

Higher crime than 54% of London
→ Stable

-6% vs borough

Crime by type

Anti-social behaviour28%
Other26%
Violence & sexual offences22%
Theft8%
Vehicle crime8%
Burglary7%
Drug offences1%
Robbery1%

Road safety

99

Road safety score

1

Accidents (5yr)

1

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

1

Incidents (1yr)

2

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 641m

Crime is +9% above London average

Property

2 Jul

Prices, sales volume and market trends

Low transaction volume — only 6 sales in 24 months. Price figures may not reflect the wider area. Treat with caution.

£269,500

Median sale price

Bottom 25% — 48% below London median

£269,500 is 48% below the London median (£520,000)

-50.4%

This year

Terraced

Dominant type

Price history

5-year change
+68.4%
Sales (24 months)6
New build0.0%
Avg semi-detached£312,500
Avg terraced£269,500
Avg flat£155,000
Price per m²£6,056/m²
Price per ft²£563/ft²
Avg floor area43.4 m²

EPC breakdown

C
26%
D
22%
E
12%
F
1%

Based on 61 properties · Confidence: high

Street mix

Semi 15%Terraced 46%Flat 37%Other 2%

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

Stamp duty

Standard buyer£975
First-time buyerFTB
£0
Additional propertyBTL/2nd
£9,060

England & NI rates 2025/26. Additional property rate adds 3% on each band.

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

6.7×

Price-to-income

£1,348/mo

Est. mortgage

Low

Market activity

100d

Days to sell

Falling

Market momentum

Energy & construction

Solar yield860 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£108,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1983-1990
WallsTimber frame, as built, insulated (assumed)
RoofPitched, 100 mm loft insulation
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,869
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2026 · CAGR

+3.3%

Total change

+170%

Market Activity

Price Velocity & Acceleration

Current Velocity

-48.0%

per year

Acceleration

-65.39

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 98 sales

Property Type Mix

Total: 98 sales

Semi-detached17.3%
Terraced50%
Flat/maisonette32.7%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£58k£84k+45.7%3.7
Post-dot-com plateau2001–2004£117k£145k+24.5%7.8
Pre-crash peak2005–2007£146k£152k+4.3%4.7
GFC & correction2008–2012£119k£142k+19.4%2
Help-to-Buy recovery2013–2016£128k£305k+138.3%1.7
Brexit uncertainty2017–2017£315k£315k+0%3
Pandemic surge2021–2021£160k£160k+0%3
Rate-rise correction2022–2022£237k£237k+0%3
Current market2024–2026£254k£155k-39%2.3

Price Trajectory by Type

Semi-detachedTerracedFlat/maisonette

Per-type alpha vs district

Best performer

Semi-detached

+0.7% alpha

Weakest performer

Terraced

-1.1% alpha

Semi-detached+0.7% α
Local
15.5%
District
14.8%
Flat/maisonette+0.5% α
Local
6.2%
District
5.7%
Terraced-1.1% α
Local
5.3%
District
6.4%

CAGR over 5yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

69out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing0
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

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
30 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
37 min walk
Hillingdon Underground StationNational Rail
38 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
41 min walk
Ickenham Underground StationPiccadilly · Metropolitan
50 min walk
No bus stops within 400m

27

Walkability score

11

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge75 min ↑
Victoria77 min ↑
Waterloo ★72 min
Canary Wharf75 min ↑
City76 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

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park632m
Santander docks (800m)0
Nearest cycle dock14.9 km

Nearby car parks

🅿️
Car Park B· yes
664m
🅿️
Car Park D
724m

Connectivity

Broadband and mobile coverage

100%

Full fibre

82%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed428 Mbps
Median download417 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 waterMEDIUM
Medium
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: 19.6 km away✗ Not Green Belt✗ Not AONB11% green spaceTree canopy: 13%
Above 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

4 min walk

68%

Recommend GP

68%

Overall GP experience

3

GPs within 1km

0

Dentists within 1km

5

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 783 m
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

12

Parks (1km)

8

Restaurants (800m)

3

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

No pubs within 400m — nearest: The Turk's Head (741 m)

Nearest supermarketHillingdon Food Centre · 472 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)

463m

Post office

Nearby shops

Hillingdon News426 m
Rahul Food and Wine433 m
Tesco Express594 m
McColl's608 m

Nearby cafes

Costa470 m
Cafe Delight548 m
Starbucks732 m

Nearby restaurants

KFC429 m
King Kebab429 m
Domino's435 m
Gumba494 m

Nearby pubs

The Turk's Head741 m

Nearby health

West London Medical Centre253 m
Food hygiene (5-star)44% of 59

Business

Local businesses registered here

Active businesses
3
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
3
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

A

High street health

Registered businesses

JORTAN LTD
L & H BUILD AND DESIGN LIMITED
SPECIAL CONSULTING LTD

Investment

Investment grade, yield and market outlook

55

Investment score

Good

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
6.0% (high)London avg: 3.8%Strong yield — top 10% of London
Gentrification score34/100
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 / transient

Tenant profile

+8.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

50.7

Price growth score

C
Low

Development pressure

Low

New supply risk

Strong gentrification momentumHigh investment qualityConfirmed 5yr price momentum

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,510m
Crossrail 2 route20,416m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 5,637 nationally

1,651

Est. population

8,245/km²

54%

Employed

28%

Degree educated

£40,200

Median income

5.5%

Claimant rate

SuburbanHigh densitySocially diverse / deprived

40

Community stability

Age profile

27%
22%
23%
17%
Under 1827%
18–3422%
35–4923%
50–6417%
65+11%

Tenure

16%
23%
29%
31%
Own outright16%
Own (mortgage)23%
Private rent29%
Social rent31%
Shared ownership1%
Rent free0%

Ethnicity

41%
26%
White British41%
White Other11%
Asian26%
Black10%
Mixed6%
Other6%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine22%
No car household30%
Unemployed7%
No qualifications23%

Housing tenure (Census 2021)

Social rent31%
Private rent29%

vs. London

Income vs London-4.3%
Price vs London-48.2%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
11
Live planning apps (800m)
2
Development activity
low
Residential apps (800m)
0
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (12 months)
21
Planning apps (3 years)
10
Local approval rate
71%
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
0
Under construction
0
Completed (3yr)
27
Largest scheme
67 homes · LITTLE LONDON NURSERY, LITTLE LONDON NURSERY, HARLINGTON ROAD, UB8 3
Pipeline pressure
NONE

Named schemes (500m)

LITTLE LONDON NURSERY, LITTLE LONDON NURSERY, HARLINGTON ROAD, UB8 367 homes
completed
MIDDLESEX LODGE, 189, MIDDLESEX LODGE, 189, HARLINGTON ROAD, UB833 homes
completed
LAND AT REAR AND SIDE OF MIDDLESEX LODGE, 189, LAND AT REAR AND SIDE OF MIDDLESEX LODGE, 189, HARLINGTON ROAD, UB832 homes
completed
MIDDLESEX LODGE, 189, MIDDLESEX LODGE, 189, HARLINGTON ROAD, UXBRIDGE, UB8 3JB30 homes
completed
STILWELL AND BELLE VUE HOUSES, STILWELL AND BELLE VUE HOUSES, BANCROFT CLOSE, UB826 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

Stamp Duty & Affordability Calculator

Stamp duty on median price (£269,500)

£975

Standard buyer

£0

First-time buyer

Save £975

Affordability check — your annual salary

£

Deposit

Affordability uses 4.5× single income and 4.75% indicative rate over 25 years. Not financial advice.

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Key facts for UB8 3UE

Full postcodeUB8 3UE
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.526387
Longitude-0.449906
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