Colham & Cowley · Hillingdon · Uxbridge and South Ruislip constituency · 51.52423, -0.44698

UB8 3UG— Colham & Cowley, Hillingdon

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

The family fortress

 

Schools 100%Safety 80/100Transport 9/100~4% yield · indicativeOnly 1 sales — thin data

Best for: Families

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

Liveability
47
Safety
80
Schools
100
Transport
9
Environment
50
Investment
39

The bottom line

UB8 3UG offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — 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 3UG

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighMixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-4.3% vs London avg
vs London crime+2.0% vs London avg

Deep-dive guides for UB8 3UG

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

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Postcode Personality

🎓 School Smart🌳 Good Parks🔒 Very Safe

“The family fortress”

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How UB8 3UG 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 · 11 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 10 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

McMillan Nursery School

Good · 13 min walk

4 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

66.2 incidents per 1,000 residents

Higher crime than 51% of London
→ Stable

-12% vs borough

Crime by type

Violence & sexual offences36%
Other25%
Anti-social behaviour12%
Vehicle crime10%
Burglary8%
Theft5%
Drug offences3%
Robbery2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Hillingdon Fire Station (G23) · 932m

Crime is +2% 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£4,294/m²
Price per ft²£399/ft²
Avg floor area63.9 m²

EPC breakdown

C
41%
D
8%
E
2%

Based on 51 properties · Confidence: high

Street mix

Semi 3%Terraced 19%Detached 2%Flat 76%

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£159,750
Rebuild cost per m²£2,500/m²

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

Construction era1996-2002
WallsCavity wall, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (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

2002–2025 · CAGR

+2.1%

Total change

+62%

Market Activity

Price Velocity & Acceleration

Current Velocity

-22.7%

per year

Acceleration

-43.40

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £150k–£175k · 58 sales

Property Type Mix

Total: 58 sales

Detached1.7%
Semi-detached3.4%
Terraced19%
Flat/maisonette75.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£167k£190k+13.5%11
Pre-crash peak2005–2007£186k£205k+10.3%2.3
GFC & correction2008–2011£205k£182k-11.2%2
Help-to-Buy recovery2013–2016£254k£285k+12%1.5
Brexit uncertainty2018–2019£390k£291k-25.3%1.5
Pandemic surge2021–2021£270k£270k+0%1
Rate-rise correction2022–2023£290k£350k+20.7%2
Current market2025–2025£271k£271k+0%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+-1.7% alpha

Weakest performer

Terraced

-9.3% alpha

Flat/maisonette-1.7% α
Local
3.1%
District
4.8%
Terraced-9.3% α
Local
-2%
District
7.3%

CAGR over 20yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

72out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing15
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

Nearby stations

West Drayton Rail StationGreat Western Railway · Elizabeth line
29 min walk
West DraytonNational Rail
29 min walk
Hayes & Harlington Rail StationGreat Western Railway · Elizabeth line
37 min walk
Uxbridge Underground StationPiccadilly · Metropolitan
41 min walk
Hillingdon Underground StationPiccadilly · Metropolitan
41 min walk
No bus stops within 400m

16

Walkability score

9

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

1

Car parks (800m)

0

EV chargers (800m)

Nearest car park778m
Santander docks (800m)0
Nearest cycle dock14.7 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

36%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed245 Mbps
Median download242 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: 19.4 km away✗ Not Green Belt✗ Not AONB29% green spaceTree canopy: 19%
More green space than 84% 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

PARKVIEW SURGERY

60 WEST DRAYTON ROAD, UB8 3LA

6 min walk

69%

Recommend GP

69%

Overall GP experience

2

GPs within 1km

0

Dentists within 1km

3

Care homes (1km)

Nearest A&ETHE HILLINGDON HOSPITALS NHS FOUNDATION TRUST · 1.0 km
A&E 4hr targetNHS target: 95% · London avg: ~68%58.6%

Amenities

Shops, restaurants, parks and more

22

Parks (1km)

7

Restaurants (800m)

1

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

Sports (1km)

0

Convenience

Nearest supermarketHillingdon Food Centre · 721 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)

610m

Post office

Nearby shops

Hillingdon News628 m
Rahul Food and Wine651 m
Corner Convenience878 m
Choice893 m

Nearby cafes

Costa671 m
Cafe Delight800 m
Starbucks1.0 km

Nearby restaurants

KFC634 m
King Kebab640 m
Domino's659 m
Gumba722 m

Nearby health

West London Medical Centre478 m
Food hygiene (5-star)41% of 51

Business

Local businesses registered here

Active businesses
8
New (last 12 months)
2
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
247

High street

E

High street health

Registered businesses

AAM MORINA LTD
AMARA SHARIF LTD
BEAMES SOLUTIONS LIMITED
BETTS CUISINE LTD
DGA CARPENTRY LIMITED

+3 more

Investment

Investment grade, yield and market outlook

39

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 score14/100
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

35.4

Price growth score

D
Low

Development pressure

Low

New supply risk

High investment quality

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route24,277m
Crossrail 2 route20,125m

Demographics

16 Jun

Population, deprivation and income

Decile 4/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 11,207 nationally

2,009

Est. population

8,597/km²

57%

Employed

31%

Degree educated

£40,200

Median income

7.0%

Claimant rate

SuburbanHigh densityMixed

44

Community stability

Age profile

28%
21%
20%
18%
13%
Under 1828%
18–3421%
35–4920%
50–6418%
65+13%

Tenure

20%
28%
25%
26%
Own outright20%
Own (mortgage)28%
Private rent25%
Social rent26%
Shared ownership1%
Rent free0%

Ethnicity

34%
36%
White British34%
White Other8%
Asian36%
Black9%
Mixed5%
Other9%

Employment & lifestyle

Managerial / professional27%
Routine / semi-routine23%
No car household23%
Unemployed5%
No qualifications25%

Housing tenure (Census 2021)

Social rent26%
Private rent25%

vs. London

Income vs London-4.3%

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)
28
Planning apps (3 years)
9
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)
25
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

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Key facts for UB8 3UG

Full postcodeUB8 3UG
Postcode districtUB8
BoroughLondon Borough of Hillingdon
WardColham & Cowley
Latitude51.524235
Longitude-0.446980
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